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Formulation of Policy Incentives for
Promoting Green Buildings in Tamil Nadu Final Report
Prepared by The Energy and Resources Institute for Chennai Metropolitan Development Authority
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Energy and Resources Institute 2016
Suggested format for citation
T E R I. 2016
Final report on Formulation of Policy Incentives for Promoting Green Buildings in Tamil Nadu
New Delhi: The Energy and Resources Institute. 64 pp.
[Project Report No. 2014BG08]
For more information
The Energy and Resource Institute
4th
main, 2nd
cross Tel. 25356590 to 25356594
Domlur 2nd
stage E-mail minnim@teri.res.in
Bangalore – 560071 Fax: 25356589 India www.ter i in .org
India +91 • Bangalore (0)80
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Project Team
TERI Team
Ms. Mili Majumdar – Project Reviewer
Ms. Minni Sastry- Project in Charge
Mr. Hara Kumar Varma- Co - Project in Charge
Mr. Kiriti Sahoo
Mr. Kiran Kumar DEVS
Ms. Malvika Sharan
Ms. Meghana Manjunath
Mr. Bishal Goswami
External MEP consultants
Mr. Basvanna Mahesh - McD Built Environment Research Laboratory
Mr. Kshitij Amodekar - McD Built Environment Research Laboratory
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Abbreviations
AAC: Autoclaved Aerated Concrete
BEE: Bureau of Energy Efficiency
CFL: Compact Fluorescent Lamp
CII: Confederation of Indian Industry
CMDA: Chennai Metropolitan Development Authority
CMWSSB: Chennai Metropolitan Water Supply and
Sewerage Board
ECBC: Energy Conservation Building Code
EDGE: Excellence in Design for Greater Efficiencies
ENVIS: Environmental Information System
EPI: Energy Performance Index
FAR: Floor Area Ratio
FSI: Floor Space Index
GHG: Greenhouse Gas
GRIHA: Green Rating for Integrated Habitat Assessment
I&A: Infrastructure and Amenity
IFC: International Finance Corporation
IGBC: Indian Green Building Council
IT: Information Technology
KW: Kilowatts
KWh: Kilowatt hour
LED: Light Emitting Diode
LPD: Light Power Density
MCM: Million Cubic Meters
MLD: Million Litres per Day
MT: Metric Tonnes
MU: Mega Units
MW: Megawatts
PV: (Solar) Photo Voltaic or SPV
SVAGRIHA: Small Versatile Affordable GRIHA
TANGEDCO: Tamil Nadu Generation and Distribution
Corporation
TNEB: Tamil Nadu Electricity Board
TNERC: Tamil Nadu Electricity Regulatory Commission
TR: Ton of Refrigeration
uPVC: Unplasticised Polyvinyl Chloride
WWR: Window Wall Ratio
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Table of Contents
Executive Summary .............................................................................................................................. 11
1. Introduction ...................................................................................................................................................... 15
1.1. Background ..................................................................................................................................... 15 1.1.1. Energy .............................................................................................................................................................................. 15
1.1.2. Water ............................................................................................................................................................................... 16
1.1.3. Waste Water.................................................................................................................................................................... 16
1.1.4. Solid Waste Management (SWM) ................................................................................................................................... 16
1.1.5. Emissions ......................................................................................................................................................................... 17
1.1.6. Urban Heat Island ............................................................................................................................................................ 17
1.2. Tamil Nadu Priorities and Proposed Policy Incentives ........................................................................................................ 17
1.3. Methodology ..................................................................................................................................................................... 18
2. Background Studies .......................................................................................................................................... 21
2.1. Summary of Policies Incentives in India at State level and Municipality Level .................................................................... 21
2.2. Summary of International Policy Incentives ....................................................................................................................... 23
2.3. Brief about Green Rating Systems in India.......................................................................................................................... 24
2.3.1. GRIHA - Green Rated Integrated Habitat Assessment (Version 3.1) ................................................................ 24
2.3.2. Scoring System ................................................................................................................................... 24
2.3.3. IGBC - Green New Buildings Rating System® ............................................................................................. 25
2.3.4. LEED– Leadership in Energy and Environmental Design (Version V4) .............................................................. 26 2.4. Summary ........................................................................................................................................................................... 26
3. Green Building Performance and Cost Analysis ................................................................................................. 29
3.1. Analysis for GRIHA Certified Commercial Buildings ............................................................................................................ 29
3.1.1. Summary of Analysis for GRIHA Commercial Buildings ................................................................................ 32 3.2. Analysis for IGBC Certified Commercial Buildings ............................................................................................................... 32
3.2.1. Summary of Analysis for IGBC Commercial Buildings................................................................................... 35 3.3. Analysis for GRIHA Certified Residential Buildings .............................................................................................................. 35
3.3.1. Summary of Analysis for GRIHA Residential Buildings .................................................................................. 38 3.4. Analysis for IGBC Certified Residential Buildings ................................................................................................................ 38
3.4.1. Summary of Analysis for IGBC Residential Buildings .................................................................................... 41 3.5. Summary ........................................................................................................................................................................... 41
4. Proposed Policy Incentives ............................................................................................................................... 45
4.1. Background Study for Incentive Recommendations on FSI ................................................................................................. 45
4.1.1. Current Practice on PFSI in Tamil Nadu .................................................................................................... 45
4.1.2. Summary of Performance Analysis for Green, GRIHA and IGBC Cases ............................................................. 45
4.1.3. Benefits by Green Buildings to the Municipality ......................................................................................... 47 4.2. Incentive Recommendation 1: Rebate on Premium FSI Charges. (Or)
Recommendation 2: Rebate on Combination of Premium FSI Charges and I&A Charges (Chennai Metropolitan Area) ............. 50
4.2.1. Background ....................................................................................................................................... 50
4.2.2. Recommendations .............................................................................................................................. 50
4.2.3. Summary .......................................................................................................................................... 54 4.3. InIncentive Recommendation 3: Additional FSI for Green Buildings in Tier 2 & 3 Cities and Semi-Urban/Rural Areas. ... Error!
Bookmark not defined.
4.4. Incentive Recommendation 4: Property Tax Rebate for Green Building Owner. ........................ Error! Bookmark not defined.
4.4.1. Benefits for User/Owners ..................................................................................................................... 56 4.5. Recommendation 5: Rain Water Tax .................................................................................................................................. 57
4.6. Recommendation 6: Waste Water Tax ............................................................................................................................... 57
4.7. Benefit Analysis to Support Current Solar Policy: ............................................................................................................... 57
4.7.1. Benefit to Occupant/User ..................................................................................................................... 57
4.7.2. Benefits to Government ....................................................................................................................... 58
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4.7.3. Summary .......................................................................................................................................... 59 4.8. Recommendation 7: Fast Track Approval System for Green Certified Buildings .................................................................. 59
4.9. Summary of Incentives for Various Green Building levels ................................................................................................... 59
4.10.Penalty Clauses for Projects Benefited from Incentives, But Non-compliant to Green Building Requirements .................. 60
5. Implementation Mechanism ............................................................................................................................. 63
5.1. Awareness Generation and Capacity Building .................................................................................................................... 63
5.2. Implementation Through Setting Up of Eco Cell Within Each Municipality ......................................................................... 63
5.3. Partnership with Certification Bodies ................................................................................................................................. 63
5.4. Monitoring Green Certified Buildings Benefited from Incentives ........................................................................................ 64
5.5. Converting Policy Incentives into Mandatory Regulations .................................................................................................. 64
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List of Figures Figure 1: Electricity Generation Installed Capacity for Tamil Nadu (Source: Central Statistics Office National Statistical
Organisation Ministry of Statistics and Programme Implementation Government of India). ........................................... 15
Figure 2: Energy Consumption breakup for Tamil Nadu (Source: Tamil Nadu State Government and National Informatics
Centre) ................................................................................................................................................................................ 15
Figure 3: Urban Drinking Water Demand-Supply gap in MLD, for year 2014 ..................................................................... 16
Figure 4: Solid Waste Management Trend ......................................................................................................................... 16
Figure 5: Daily (in tonnes) quantity of Solid Waste generated from Residential and Commercial buildings in Tamil Nadu
state (Source: Tamil Nadu Pollution Control Board, 2012) ................................................................................................. 17
Figure 6 Summary of weightage of GRIHA criterions ......................................................................................................... 24
Figure 7 Summary of weightage of IGBC criterions ............................................................................................................ 25
Figure 8: Summary of weightage of LEED criterions ........................................................................................................... 26
Figure 9: Summary of Resource Consumption Potential for Commercial Buildings in Tamil Nadu .................................... 42
Figure 10: Summary of Resource Consumption Potential for Residential Buildings in Tamil Nadu .................................... 42
Figure 11: Summary of Cost Variation between Conventional, Green and Green Rated Buildings of Commercial and
Residential Typologies in Tamil Nadu ................................................................................................................................. 42
List of Tables Table 1: Summary of savings by green buildings in resource consumption and cost increment from conventional
building types...................................................................................................................................................................... 11
Table 2: Recommended Rebate on PFSI for Green Certified Buildings .............................................................................. 12
Table 3 Recommended Rebate on PFSI + I&A charges for Green Certified Buildings ........................................................ 12
Table 4 Recommended rebate on property tax.................................................................................................................. 12
Table 5 Summary of Policies Incentives in India ................................................................................................................. 21
Table 6: Summary of Policies Incentives around the world ................................................................................................ 23
Table 7: Summary of GRIHA rating system ......................................................................................................................... 24
Table 8: Summary of Criterions in GRIHA 3.1 ..................................................................................................................... 24
Table 9 Summary of IGBC rating system ............................................................................................................................. 25
Table 10: Summary of criterions - IGBC .............................................................................................................................. 25
Table 11: Summary of LEED rating system ......................................................................................................................... 26
Table 12: Summary of criterions – LEED ............................................................................................................................. 26
Table 13 Assumptions for Base case, Green case and GRIHA certified cases for Commercial Building Type .................... 30
Table 14 Assumptions for Base case, Green case and IGBC certified cases for Commercial Building Type ...................... 33
Table 15 Assumptions for Base case, Green case and GRIHA certified cases for Residential Building Type ..................... 36
Table 16 Assumptions for Base case, Green case and IGBC certified cases for Residential Building Type ........................ 39
Table 17 Summary of Resource consumption and cost variation for all building types. .................................................... 43
Table 18 Summary of savings by green buildings in resource consumption and cost increment from conventional
building types...................................................................................................................................................................... 43
Table 19: Additional FSI allowed for Premium fee ............................................................................................................. 45
Table 20: Net FSI including Premium FSI on normally allowed FSI ..................................................................................... 45
Table 21: Effective builtup area after availing PFSI on normally allowed FSI ..................................................................... 45
Table 22: Summary of resource consumption for a conventional commercial 5000 Sq.m vs. GRIHA certified 7000 Sq.m
due to additional PFSI ......................................................................................................................................................... 46
Table 23: Summary of resource consumption for a conventional commercial 5000 Sq.m vs. IGBC certified 7000 Sq.m
due to additional PFSI ......................................................................................................................................................... 46
Table 24 Summary of resource consumption for a conventional residential 5000 Sq.m vs. GRIHA certified 7000 Sq.m
due to additional Premium PFSI ......................................................................................................................................... 46
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Table 25 Summary of resource consumption for a conventional residential 5000 Sq.m vs. IGBC certified 7000 Sq.m due
to additional Premium FSI .................................................................................................................................................. 46
Table 26: Reduced water consumption, water tariff and water bill (Commercial case- 5000 Sq.m) ................................. 47
Table 27 Reduced water consumption, water tariff and water bill (Residential case - 5000 Sq.m) .................................. 47
Table 28 Economical benefit analysis for state government - Energy consumption of GRIHA/IGBC certified buildings &
Savings to Utility estimated for future ................................................................................................................................ 48
Table 29: Recommended Rebate for commercial buildings above 5000 Sq.m ................................................................. 50
Table 30: Recommended Rebate for commercial buildings below 5000 Sq.m ................................................................. 51
Table 31: Recommended Rebate for residential buildings above 5000 Sq.m ................................................................... 52
Table 32: Recommended Rebate for residential buildings below 5000 Sq.m ................................................................... 53
Table 33: Summary of literature study examples showing municipalities offering Incentives on property tax ................ 55
Table 34: Recommended rebate value on property tax based on certification level ......................................................... 55
Table 35: Benefits for State Government Summary of savings in resource consumption ................................................. 55
Table 36: Benefits for user- Commercial building (5000 Sq.m Sample) ............................................................................. 56
Table 37: Benefits for user- Residential building (5000 Sq.m Sample) .............................................................................. 56
Table 38: Sample calculation for a commercial building .................................................................................................... 56
Table 39: Sample calculation for a residential building...................................................................................................... 56
Table 40: Benefit analysis for user with payback period Calculation ................................................................................. 57
Table 41: Benefit analysis for Government ........................................................................................................................ 58
Table 42: Recommended Rebate on Premium FSI for Green Certified Buildings ............................................................... 59
Table 43: Recommended Rebate on Premium FSI + I&A charges for Green Certified Buildings ........................................ 59
Table 44: Recommended rebate on property tax .............................................................................................................. 59
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EXECUTIVE SUMMARY
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Executive Summary
Brief
The State of Tamil Nadu is experiencing
urbanization at a rapid pace. Nearly 48% of population
resides in urban areas, posing huge challenges for
municipalities. The cities are experiencing huge
construction activities, which is resulting into increased
demand of resources such as energy, water, material,
while at the same time a lot of construction and solid
waste is generated after buildings are occupied. The
absence of larger policy and incentives to distribute the
growth is further creating vulnerability (Source: Tamil
Nadu Vision 2023). The intention of the report includes
developing policy incentives for Tamil Nadu state to
enhance the state as a prime engine of national growth
by promoting low carbon urbanization and climate
resilient infrastructure and upgrade to an
environmentally sustainable state.
The following report recommends policy incentives for
green buildings and green certified buildings based
upon the level of their performance and certification.
During the analysis it has been observed that green
certified buildings’ energy and water consumption can
be reduced by 50% if buildings are minimum GRIHA 3
Star/ IGBC Gold rated. This implies that if green
buildings are made a mandate in Tamil Nadu, the State
will be able to provide energy and water to 50% more
number of new buildings, with a minimum raise in
infrastructure costs. For example, by constructing 100
new commercial buildings, 86MWh of electricity
required in a conventional case could be reduced to
38MWh if the buildings are GRIHA 3 Star rated. Hence
electricity could be supplied to another 100 buildings,
without increasing power generation capacity at State
level.
In general, developer are inclined for conventional
buildings due to the additional capital and construction
costs involved in green buildings, as customer/end user
do not prefer to pay a premium for these green
features despite to the evident payback period. To
encourage developer to opt for green buildings, many
municipalities are offering additional FSI to benefit the
developer. However, this needs to be analysed and
benefits have to be quantified to propose sustainable
policy incentives. The report therefore identifies and
recommends policy incentives by quantifying and
balancing benefits for municipalities/government,
developer as well as end user simultaneously by
adopting green buildings. Recommendations include
benefit analysis for developer to build green buildings,
for owner to demand green buildings and
municipalities to facilitate green buildings.
Summary of Resource
Consumption Reduction and Cost
Increment in Green Buildings
The comparative analysis between green and
conventional buildings showed a substantial benefit for
occupant and government with reduction in resource
consumption. Table 1 shows the demand reduction
potential and cost variation respectively for IGBC and
GRIHA rated buildings against conventional buildings.
Table 1: Summary of savings by green buildings in resource consumption and cost increment from conventional building types
Certification Type
Commercial Residential
Energy Savings (%)
Water savings (%)
Solid Waste reduction (%)
Waste Water reduction (%)
Cost Increment (%)
Energy Savings (%)
Water savings (%)
Solid Waste reduction (%)
Waste Water reduction (%)
Cost Increment (%)
Green Case 10 40 - 46 46 28 - 43 0.7 - 2.5 35 36 - 41 46 52 - 67 0.7 - 2.2
GRIHA 1 star 36 69 - 100 51 67 - 76 2.5 - 6.6 43 47 - 72 51 58 - 81 2.6 - 3.8
GRIHA 3 Star 54 69 - 100 55 72 - 86 6.5 - 11.9 57 57 - 83 55 66 - 88 4.8 - 5.2
GRIHA 5 Star 61 75 - 100 60 86 - 92 9.7 - 14.8 64 68 - 90 60 85 - 88 6.5 - 7.7
IGBC Silver 36 43 - 83 46 52 - 66 3.4 - 8.1 39 76 - 97 51 98 - 100 2.3 - 5.8
IGBC Gold 53 76 - 100 46 83 - 91 5.7 - 11.9 54 77 - 97 55 95 - 96 6.6 - 9.9
IGBC Platinum 56 76 - 100 51 83 - 91 9.1 - 15.1 59 77 - 94 60 95 - 97 6.7 - 7.7
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Summary of Policy Incentives
Recommended for Green Buildings
It is analysed and recommended that in a
green certified building (GRIHA/IGBC) resource
consumption can be substantially reduced and hence
construction of green buildings can be incentivized.
Recommendation 1: Rebate on PFSI charges for green
certified buildings located in Chennai Metropolitan
area.
Table 2: Recommended Rebate on PFSI for Green Certified Buildings
Rebate on Premium FSI charges (₹/ Sq.ft)
Builtup area (Sq.m)
GRIHA 1 Star/ IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/ IGBC Platinum
Commercial Buildings
above 5000 70 131 195
below 5000 170 228 304
Residential Buildings
above 5000 43 74 101
below 5000 87 100 111
(Or)
Recommendation 2: Rebate on combination of PFSI
charges and I&A charges for green certified buildings
located in Chennai Metropolitan.
Table 3 Recommended Rebate on PFSI + I&A charges for Green Certified Buildings
Rebate on Premium FSI Charges (₹/ Sq.ft) + I&A Charges (%)
Builtup area (Sq.m)
GRIHA 1 Star/ IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/ IGBC Platinum
Commercial Buildings
above 5000 63 + 10% I&A 110 + 30% I&A 174 + 30% I&A
below 5000 63 + 10% I&A 207 + 30% I&A 283 + 30% I&A
Residential Buildings
above 5000 22 + 60% I&A 64 + 30% I&A 91 + 30% I&A
below 5000 66 + 60% I&A 90 + 30% I&A 100 + 60% I&A
Recommendation 3: Additional FSI for green buildings
located in Tier 2 & 3 cities and semi urban areas where
Premium FSI charges are not collected.
Recommendation 4: Rebate on property tax for green
building owners.
Table 4 Recommended rebate on property tax
Certification Type Rebate (%)
GRIHA 1 star/IGBC Silver 5
GRIHA 3 Star/IGBC Gold 10
GRIHA 5 Star/IGBC Platinum 15
Recommendation 5: Rain water Tax for buildings more
than 1000Sq.m built up area, equivalent to water
charges, if roof top rain water is discharged in storm
drains of the city.
Recommendation 6: Waste water Tax for buildings
more than 5000Sq.m built up area, equivalent to water
charges, discharged untreated to sewer line.
Recommendation 7: Fast track approvals or sanction
on priority basis for projects registered for green
certification.
Disclaimer
Information and data in the report is based on
multiple sources like interviews, official
websites and reports etc and national
standards such as NBC 2005, SP41, ECBC
2007 etc. Details provided wherever applicable.
Cost of building materials, technology is
analysed based on current market rates
considered from Chennai region. Values are
subject to change based on time and location.
Sample calculations are performed for typical
building typologies and cases.
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CHAPTER 1
INTRODUCTION
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1. Introduction
Tamil Nadu is one of the South India States,
spread across an area of 13,058 Sq.Km. Total
population of the State is 721.39 Lakh, out of which
rural population accounts to 52%.
Tamil Nadu does not have any perennial river, and
hence is heavily dependent upon monsoons to
recharge the water resources. Despite to its highest
installed renewable energy capacity the state
experiences huge deficit in demand-supply gap.
The State of Tamil Nadu recognizes that it needs to
meet the aspirational requirements of its people
through integrated sustainable development approach.
Therefore, the State is in the process of notifying many
policies to mainstream green buildings, energy
efficiency and renewable energy. According to the
Vision 2023 of Tamil Nadu State, The State will provide
the best infrastructure facilities in India in terms of
Universal access to housing, water & sanitation,
Energy, Transportation, Irrigation, Connectivity,
Healthcare and Education.
The current project, as part of the above approach,
analyses and recommends policy incentives for
mainstreaming green buildings in Tamil Nadu.
1.1. Background
Before extracting the policy incentive
recommendations for Tamil Nadu state, a thorough
background study has been carried on current and
future scenario of the state to understand the impact
of green buildings.
1.1.1. Energy
Tamil Nadu is the fourth largest state in India in
terms of Gross State Domestic Product (GSDP). The
energy sector in the industrialized and fast growing
state has been the prime mover of the economy over
the past decades (Tamil Nadu Vision 2023). To satisfy
the energy needs of the State, Tamil Nadu Generation
and Distribution Corporation Limited (TANGEDCO)
has installations with a capacity of 11884.44 MW.
Besides, it has installations in renewable energy
sources like wind mill, solar, biomass and cogeneration
up to 8219.67 MW (Source: TNEB). Tamil Nadu is the
leading state in generating power from renewable
(wind + solar) technologies which sums up to 47%.
Figure 1: Electricity Generation Installed Capacity for Tamil Nadu (Source: Central Statistics Office National Statistical Organisation Ministry of Statistics and Programme Implementation Government of India).
As of year 2014, the state had 7633 MU of energy
demand with only 7319 MU of supply. This means the
state has a deficit of 3.5%. The per capita consumption
of electricity is high in Tamil Nadu with 1065 kWh, as
compared to the average national consumption of 734
kWh and is the highest in South India (Source: Tamil
Nadu State Action Plan for Climate Change draft). As
per the state government reports, domestic sector
have highest energy demand followed by industrial and
commercial building typologies.
Figure 2: Energy Consumption breakup for Tamil Nadu (Source: Tamil Nadu State Government and National Informatics Centre)
The trend from past few year explains a rise of almost
2000 MU (Million Units) of energy demand each year in
the state (Source: Tamil Nadu Statistics). According to
the second volume of vision 2023, it is estimated that
by 2018-19, the state may experience a deficit of
almost 16.2 Billion Units. Therefore by 2023 the state
targeted setting up of an additional 10,000 MW of
green power, besides 20,000 MW of conventional
power generating capacity. A total investment of
₹3,89,335 crores has been proposed on energy sector
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alone under the vision (Source: Tamil Nadu Vision). 2023).
1.1.2. Water
Water supply is the next biggest challenge in
the state. Tamil Nadu does not have any perennial
river, and hence is heavily dependent upon monsoons
to recharge the water resources. The total water
potential of the State including cross border
contribution from Andhra Pradesh, Karnataka and
Kerala is 1775.60 TMC (47,680 MCM). This also
includes ground water potential of about 20,649 MCM.
The sectorial demand for water in 2011 was 49,773
MCM, which is about 2000 MCM more than the
potential availability. The demand is projected to
increase to 48,766 MCM and 55,919 MCM in 2020 and
2045 respectively. The gap between supply and
demand by 2020 is expected to be 5,211 MCM (11%)
and it is likely to go up to 17% by 2050, if there is no
intervention. Nearly 11000 crores are being invested
for water supply and sanitation on 12th five year plan.
Figure 3: Urban Drinking Water Demand-Supply gap in MLD, for year 2014
The State envisages the supply of 24×7 piped water
supply to all households living in both urban and rural
areas as outlined in the Vision Tamil Nadu 2023
(Source: State Planning Commission Report, 2014).
1.1.3. Waste Water
A change in water availability and supply also
affects sewered sanitation and drainage systems.
When water supplies reduce, sewerage systems also
become vulnerable. Further, sewage treatment plants
are vulnerable to floods or sea level rise, as these are
often located near river or seas. Where the sewer
outfalls are in the sea, sea-level rise will affect the
functioning of such systems. Storm water drainage
systems could become frequently overloaded and
cause flooding if heavy storms become more frequent
due to climate change. (Source: National Mission on
Sustainable Habitat).
Tamil Nadu is one of the few States that has initiated
sewerage network provision in all corporations,
municipalities and town panchayats through a
sustainable financing and user charge framework
(Tamil Nadu Vision 2023). In Chennai, currently 99% of
the main areas are having sewer facilities and the city
has waste water treatment capacity of 558 MLD at
present while it is estimated an additional requirement
of 1240 MLD capacity by year 2026 (Tamil Nadu Vision
2023).
1.1.4. Solid Waste Management (SWM)
Urbanization has its major challenges with
pollution and waste management. In Tamil Nadu while
daily generation of solid waste is 14532 TPD (Tonnes
Per Day), 14234 TPD is collected and only 1607 TPD is
treated (Source: Action Plan for Management of
Municipal Solid Waste Management).
Figure 4: Solid Waste Management Trend
Chennai Corporation alone generates solid waste of
approximately 3500 MT per day (Source: Chennai
Corporation). The Corporation was the first in the
country to implement Solid Waste Management, yet it
is experiencing huge challenges due to the steep rise in
waste generated and land required for filling from the
last few decades. The trend is expected to continue in
the future year. For 2023 targets, 500 crores of
investments worth projects are proposed to improve
the SWM in Chennai city itself (Tamil Nadu Vision
2023).
Out of all building typologies Residential and
Commercial buildings generate maximum waste at
urban level.
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Figure 5: Daily (in tonnes) quantity of Solid Waste generated from Residential and Commercial buildings in Tamil Nadu state (Source: Tamil Nadu Pollution Control Board, 2012)
1.1.5. Emissions
About the state’s carbon footprint, as per study
carried out by CII, a total GHG Emission of 111.86
million tons is indicated from the state during the year
2009-10 while building sector alone contributed more
than 7 million tons of emissions in which energy sector
has 75% footprint out of these total emissions in
buildings. Also 40% of power is produced by thermal
energy which further adds to the GHG emissions.
According to the ENVIS Centre on Human Settlements,
Chennai is the highest per capita emitter of
greenhouse gases among seven major cities in the
country.
1.1.6. Urban Heat Island
Urban areas are susceptible to heat island
effect and as the temperature increases in the future,
the human habitats are likely to consume more
electricity to achieve comfort, unless building norms
are changed and urban planning brings in more green
areas and wind corridor. With more and more
population moving to the cities, heavier density of
housing would mean enhancement of this problem.
Also impact of heavier precipitation, intense cyclones,
and stronger storm suggest flash floods in coastal
regions will affect livelihoods and increase morbidity.
The other likely impacts of climate change on habitat
could manifest in terms of higher capacity of the
atmosphere to bear pollutant loads leading to more
health hazards, and higher capacity of water to absorb
pollutants (Final draft report on Tamil Nadu State
Action Plan on Climate Change).
1.2. Tamil Nadu Priorities and
Proposed Policy Incentives
The State of Tamil Nadu recognizes that it needs to
meet the aspirational requirements of its people
through integrated sustainable development approach.
Therefore, the State is in the process of notifying many
policies to mainstream green buildings, energy
efficiency and renewable energy. According to the
Vision 2023 of Tamil Nadu State, The State will provide
the best infrastructure facilities in India in terms of
Universal access to Housing, Water & Sanitation,
Energy, Transportation, Irrigation, Connectivity,
Healthcare and Education.
The current project, as part of the above approach,
analyses and recommends policy incentives for
mainstreaming green buildings in Tamil Nadu.
The current policies and regulations to mainstream
green buildings in Tamil Nadu include:
- Treatment of waste water for buildings above
2500 Sq.m of built up area, which are not
connected with the city sewer lines.
- Rain water harvesting
- Roof top solar water heater
- ECBC is notified and in the process of adoption
in the building bye laws.
The Government encourages net metering to promote
rooftop penetration thereby encouraging households
to generate solar power.
In addition to the above existing policies, in the current
project following green building policy incentives have
been analysed and proposed:
1. Additional FSI to green certified projects.
2. Rebate in I & A charges for green certified
projects.
3. Rebate in property tax for green certified
projects.
4. Rebate in Premium charges towards
additional FAR for green certified projects.
5. Electricity tariff recommendation for roof top
renewable energy integration.
6. Rain water tax.
7. Waste water Tax
8. Green channel for Certified Buildings
Benefits for green buildings have been quantified for
municipality/utility companies on one side as well as
benefits for user/owner have been quantified.
The analysis carried out will support the Government
of Tamil Nadu in selecting policy incentives for
mainstreaming green buildings. In the next chapter, a
summary of policy incentives in India followed by other
18
States, municipalities and also by other countries is
given. Also, a summary of rating systems studied,
which could act as implementing agencies for green
building policies have been briefed in the next chapter.
1.3. Methodology
The following flowchart explains the
methodology used in developing the policy
recommendations which shall be beneficial for the
government, users and developers at the same time.
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20
CHAPTER 2
BACKGROUND STUDIES
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2. Background Studies
During the project, policy incentives implemented by different States for green buildings
were studied. Policy incentives implemented by Centre and also by different municipalities, were
studied. A summary of policy incentives being implemented in India at various levels is given in
Table 5.The policy incentives are shown through various colour codes. The same has been explained
in Legend of the table.
2.1. Summary of Policies Incentives in India at State level and Municipality Level
Table 5 Summary of Policies Incentives in India
S. No.
Policy Incentive
AP+ Telangana
Delhi Haryana
Karnataka
Kerala Rajasthan Sikkim Uttaranchal
West Bengal
Punjab
Amravati
Bhubaneswar
Durgapur
Nagpur
Noida
Pimpri Chinchwad
Pune Thane
Kolkata
1
Green Certification
Stat
e
Cit
y/ m
un
icip
alit
y
ECBC
GRIHA
IGBC
LEED
2
Energy Efficiency
ECBC
Energy Efficient Lighting
BEE Certified
S.No Incentive Type Legend
1 Additional FAR/FSI
2 Fees Reimbursement
3 Rebate on Property Tax
4 Reduction in Electricity tariff/Sell extra generated power to Govt
5 Financial Support/Subsidy on Investment cost
6 Financial Support by Granting Loans
7 Cash/Appreciation Awards
8 Not Specified/Unclear
9 Mandatory
10 Penalty
22
S. No.
Policy Incentive
AP+ Telangana
Delhi Haryana
Karnataka
Kerala Rajasthan Sikkim Uttaranchal
West Bengal
Punjab
Amravati
Bhubaneswar
Durgapur
Nagpur
Noida
Pimpri Chinchwad
Pune Thane
Kolkata
Appliances
Energy Audits
3
Renewable Energy
Solar Water Heater
Roof top PV
Wind Energy
Solar Lights (outdoor)
4
Water Efficiency
Rain Water Harvesting/Recharge
Efficient Fixture
Recycling
Dual Plumbing
5
Waste Management
Waste segregation
Water Waste Treatment
Solid Waste Treatment
6
Materials Sustainability
Green Roof
ECBC Envelope
Reusage
7 Promotional Activities
8 Passive/Energy Efficient Design
Other/Comments
Delhi: 10% rebate in Property tax for 3 years if provision for extra FAR is not available Kerala: SWH and Energy efficient devices mandatory with tax exemption incentive for hotels, hospitals
Pune: Vermi composting considered
23
2.2. Summary of International
Policy Incentives
Policy incentives being implemented by other
countries to mainstream green buildings have been
summarized in table below:
Table 6: Summary of Policies Incentives around the world
S. No. Scheme/Incentive Singapore USA UK Germany Australia
1
Energy
• Funding (Partial) to carry out Energy Audits
• Co-funding for Retrofits
• Grants for Training/Capacity Building
• Grants/Schemes for Renewable Energy system Installations
• Grants for Green Rated Buildings/Buildings meeting efficiency standards
• Feed-in Tariffs/ Net-Metering
2. Grants for Water Audits/ Recycling
3.
Benefits of Waste Management
• Waste Minimization/ recycling (Post Occupancy)
(Funding)
(Social Benefits)
• Sustainable Construction methods (recycling and utilizing demolished waste)
(Funding)
4. Green Roofs
(Funding 50% of installation cost)
(subsidies on installation cost)
5. Bonus Density
6. Energy Assessments/ technical Assistance- free of cost
(through toolkit by government)
7. Loans (at low or no interests) for new construction/retrofits/ green technology installations
8. Tax Incentives
9. Expedited Permitting
10. Permit/Zone Fee Reduction
11. Rebates on Environmental products
12. Funding for carrying out Awareness Programs
24
2.3. Brief about Green Rating
Systems in India
2.3.1. GRIHA - Green Rated Integrated Habitat Assessment (Version 3.1)
GRIHA rating system applies to new building
stock – commercial, institutional and residential – of
varied functions. Endorsed by the Ministry of New and
Renewable Energy (MNRE), Government of India as of
November1, 2007, GRIHA is a five Star rating system,
which is developed by TERI (The Energy and Resources
Institute) and MNRE as an indigenous building rating
system, particularly to address and assess non-air
conditioned or partially air conditioned buildings.
GRIHA has been developed to rate buildings in India
emphasizing national environmental concerns, regional
climatic conditions and indigenous solutions. GRIHA
certification system can be applied for built up area
between 2500Sq.m and 1,50,000 Sq.m, SVAGRIHA is
applicable for built up area below 2500 Sq.m and
GRIHA for Large Developments is applicable for built
up area above 1,50,000 Sq.m.
GRIHA integrates all relevant Indian codes and
Standards for buildings and acts as a tool to facilitate
implementation of the same
2.3.2. Scoring System
GRIHA is a guiding and performance oriented
system where points are earned for meeting the design
and performance intent of the criteria. GRIHA
emphasizes on “cost effective” strategies for making
green buildings and emphasizes on integrated design
approach. It is popularly known as a tool to facilitate
design, construction, operation of a green building and
in turn measure “greenness” of a building in India.
There are a set of 34 criteria of GRIHA, which are
categorized into mandatory and optional. There is an
option of non-applicability clause, for certain criterias,
where site might not be suitable to apply for conditions
laid in the criteria.
It is a 100 point system, different levels of certification
are awarded based on percentage of points earned.
The minimum percentage required for certification is
50. Below table provides details of rating awarded for
points earned.
Table 7: Summary of GRIHA rating system
Points scored (%) Rating
50-60 One Star
61-70 Two Star
71-80 Three Star
81-90 Four Star
91-100 Five Star
Criterions in GRIHA are categorized under following
segments. Break up of points under each segment are
given in table below:
Table 8: Summary of Criterions in GRIHA 3.1
Category Points
Sustainable Site planning 16
Water Management 13
Energy Optimization 36
Sustainable Building Materials 14
Waste Management 5
Health & Wellbeing 14
Building Operation and Maintenance 6
Innovation 4
Figure 6 Summary of weightage of GRIHA criterions
25
2.3.3. IGBC - Green New Buildings Rating System®
IGBC Green New Buildings Rating System® is a
voluntary and consensus based rating system, for new
buildings, which is based on availability of existing
materials and technologies. The objective of IGBC
Green New Buildings rating system is to help in
designing environment friendly buildings, through
architectural program, water efficiency, effective
handling of waste, energy efficiency, sustainable
buildings, and focus on occupant comfort & well-being.
The rating system is designed primarily for new
buildings, both for air-conditioned and non-air-
conditioned buildings which are either occupied by
owner or Tenant such as IT parks, banks, shopping
malls, hotels, hospitals, airports, stadiums, convention
centres, educational institutions (colleges, universities),
libraries, museums, etc.
The rating system addresses green features
such as sustainable architecture and design, site
selection and planning, water conservation, energy
efficiency, building materials and resources, indoor
environmental quality, innovation and development.
IGBC Green New Buildings Rating System ratings are
awarded according to the following certification levels
with minimum required points with threshold criteria
for certification levels are as under:
Table 9 Summary of IGBC rating system
Certification level Points scored
Certified 40-49
Silver 50-59
Gold 60-74
Platinum 75-89
Super Platinum 90-100
Criterions in IGBC Green New Buildings Rating System
are categorized under following segments. Break up of
points under each segment are given in table 10
Table 10: Summary of criterions - IGBC
Category Points
Site Selection and Planning 14
Water Conservation 19
Energy Efficiency 28
Sustainable Architecture 5
Building Materials and Resources 16
Indoor Environment Quality 11
Innovation and Development 7
Figure 7 Summary of weightage of IGBC criterions
26
2.3.4. LEED– Leadership in Energy and Environmental Design (Version V4)
LEED rating system has been developed by
USGBC (United States Green Building Council), United
States, initially piloted in US and later expanded to
many countries across world. The rating system
addresses green features such as sustainable
architecture and design, site selection and planning,
water conservation, energy efficiency, building
materials and resources, indoor environmental quality,
innovation and development. LEED V4 is the latest
version released is currently in practice.
The rating system is applicable for both air-
conditioned and non-air-conditioned spaces of many
building typologies like residences offices, hospitals,
institutes, retail, hotels etc. Similar to IGBC, LEED too
has rating hierarchy as Certified, Silver, Gold, and
Platinum.
LEED Rating System ratings are awarded
according to the following certification levels with
minimum required points with threshold criteria for
certification levels are as under:
Table 11: Summary of LEED rating system
Certification level Points scored
Certified 40-49
Silver 40-49
Gold 50-59
Platinum 60-74
Criterions in LEED are categorized under following
segments. Break up of points under each segment are
given in table 12:
Table 12: Summary of criterions – LEED
Category Points
Site Selection and Planning 14
Water Conservation 19
Energy Efficiency 28
Sustainable Architecture 5
Building Materials and Resources 16
Indoor Environment Quality 11
Innovation and Development 7
Figure 8: Summary of weightage of LEED criterions
2.4. Summary
Thus, the above Chapter summarises the
green building policy incentives existing internationally
as well as in different parts of India. Currently LEED V4
does not have appropriate weightage on waste
management which is a priority for Tamil Nadu.
Henceforth this report continuous the analysis based
on IGBC and GRIHA rating systems which are tailored
developed for India.
27
28
.
CHAPTER 3
ANALYSIS
29
3. Green Building Performance and Cost Analysis
Green buildings are cost efficient on their
complete life cycle. The environmental benefits and
reduced operational costs directly benefit both the
user and government, whereas most construction
activities are initiated by developer. Hence it is
important to frame the policy aiming benefits to
developer as well, by going towards green buildings. To
derive the right incentive values for green buildings
that benefits government and developer
simultaneously, the first most important step was to
quantify and establish the capital cost required and
thereby savings and benefits from green buildings. This
was carried out for both commercial buildings and
residential buildings. In order to understand the
difference between scale of projects, two types of built
up area, 1000 and 5000 Sq.m, were considered, for
both residential as well as commercial typology. There
were 5 cases created under each typology, with
different building features. These are Base case
(Conventional typology/business as usual scenario),
Green case (building that meets all environmental
priorities of Tamil Nadu), GRIHA 1 Star/ IGBC Silver
case, GRIHA 3 Star/ IGBC Gold, GRIHA 5 Star/IGBC
Platinum.
Base case or conventional case:
Conventional case represents typical
commercial/residential buildings in Tamil Nadu.
Assumptions and features considered for base case are
mentioned below. It has all current mandatory
regulations existing in Tamil Nadu with respect to
byelaws and environment, integrated.
Green case:
Green case represents a building which shall
comply with all the environmental priorities of Tamil
Nadu. These include compliance with Energy
Conservation Building Code (ECBC), conservation of
water, waste water treatment plan above 2500 Sq.m
built up area (as per current regulations), recycle, rain
water harvesting and integration of renewable energy.
Certified cases:
Certification systems aid in implementation of
green policies and regulations. If State Governments
partner with certification bodies, implementation of
green policies in design, construction and operation
becomes easy to achieve. There are three levels of
certification systems analysed in this project, these are
GRIHA 1 Star, GRIHA 3 Star and GRIHA 5 Star. Under
IGBC certification system, IGBC Silver, IGBC Gold and
IGBC Platinum has been analysed and quantified for
benefits. Features for these cases are also described in
section below.
3.1. Analysis for GRIHA Certified
Commercial Buildings
Analysis for GRIHA cases is carried out
comparing Base case/ Conventional case, Green case
against GRIHA 1 star, 3 star and 5 star cases for
commercial building typology (Table 13).
5000
Sq.m
1. Base Case
2. Green Case
3. GRIHA 1 Star/IGBC
Silver
4. GRIHA 3 Star/ IGBC Gold
5. GRIHA 5 Star/IGBC Platinum
Commercial
Residential
1000
Sq.m
Commercial
Residential
30
Table 13 Assumptions for Base case, Green case and GRIHA certified cases for Commercial Building Type
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Building Envelope
Brick wall, un-insulated
concrete roof, Single
glazed units, Aluminium
frame, WWR 50%
AAC Blocks for walls, ECBC
compliant insulated roof,
Double glazed unit meeting
ECBC requirement,
Aluminium frame, WWR
50%
AAC Blocks, ECBC
compliant insulated roof,
Double glazed units
meeting ECBC
requirement, Aluminium
frame, WWR 40%
AAC Blocks, ECBC compliant insulated roof, Double
glazed units meeting ECBC requirement, UPVC frame,
WWR 40%
Outdoor Lighting
28W CFL, Electronic
Ballast, no controls
50% of 28W CFL, 50% of 25
W LED, Electronic Ballast,
timer based controls, for
turning off lights when
daylight is available.
25W LED, Electronic Ballast, timer based controls, for turning off lights when daylight is
available.
Indoor lighting
TL5 28 W lamps, electronic ballast, LPD achieved:
10.4W/Sq.m, Illuminance achieved: 500 Lux
TL5 28 W lamps, electronic
ballast, daylight controls.
LPD achieved: 10.4W/Sq.m,
Illuminance achieved: 500
Lux
LED 40 W lamps, electronic ballast, daylight controls.
LPD achieved: 7W/Sq.m. Illuminance achieved: 500 Lux
HVAC / Mechanical systems
Packaged constant air
volume systems, Sq.m/TR
achieved: 14
Packaged constant air
volume systems, Sq.m/TR
achieved: 15.8
Packaged constant air
volume systems, minimum
BEE 3 Star labelled AC
units, Sq.m/TR achieved:
19
Packaged constant air
volume systems, BEE 5
Star labelled AC units,
Sq.m/TR achieved: 24
VRV (Variable Refrigerant
Volume) based systems.
Sq.m/TR achieved: 24
Electrical systems
Oil filled Transformer, PF maintained 0.90 Dry type transformer, PF maintained 0.95
EPI (kWh/Sq.m/annum)
172 155 112 80 68
Percentage of electricity consumption reduction from the grid (%) in comparison to base case
- 10% 34% 53% 60%
Renewable Energy Installed (KW)
0 0 0 0 1.5 5 1 4 1 3.5
Net Percentage of electricity consumption reduction from the grid (%) in comparison to base case
- 10% 36% 54% 61%
31
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Landscape Design
Top soil not preserved,
fertile soil purchased post
occupancy for landscape
design.
Top soil not preserved,
fertile soil purchased post
occupancy for landscape
Top soil preserved for post occupancy landscape
Open area with 50% lawn
and 50% impervious
pavements, Sprinkler large
guns for irrigation.
Open area with 37%
pervious pavement, 25%
impervious pavement, 18.7
% lawn, 10% shrubs &
ground cover, 10% trees,
Sprinkler large guns for
irrigation.
Open area with 20%
pervious pavement, 20%
impervious pavement,
15% lawn, 25% shrubs and
ground cover, 20% trees,
multiple sprinklers for
irrigation.
Open area with 12%
pervious pavement, 12%
impervious pavement, 10%
lawn, 33% shrubs &
ground cover, 33% trees,
drip irrigation.
Open area with 12%
pervious pavement, 12%
impervious pavement, 10%
lawn, 33% shrubs &
ground cover, 33% trees,
drip irrigation.
Savings in Consumption of Landscape water (%)
- 55% 53% 62% 62%
Building water demand (KL/day)
Conventional plumbing
fixtures, waste water
treatment system for
buildings only above 2500
sq.m built up area.
Efficient plumbing fixtures,
waste water treatment in
all buildings above 2500
Sq.m, reuse for irrigation.
More efficient plumbing fixtures, waste water treatment
in all buildings above 1000 Sq.m, reuse for irrigation and
for bigger buildings above 5000 Sq.m, reuse for flushing.
More efficient plumbing
fixtures, waste water
treatment in all buildings
above 1000 m2, reuse for
irrigation and inside the
building for flushing.
Rain water recharge and harvesting for reuse (KL/day)
Rain water harvesting is mandatory, hence ground water
recharged through recharging pits
Roof top rain water harvested for reuse for portable purpose. Rain water from
landscape used for recharging ground water table.
Water Demand from outside (KL/day) & Percentage reduction in water demand from outside sources like municipality etc.
4.6 15.8 2.4 9.4 0.6
Wet
Season
0
Wet Season
0.6
Wet Season
0
Wet Season
0
Wet Season
0
Wet Season
1.4
Dry Season
3.9
Dry Season
1.4
Dry Season
3.9
Dry Season
0.79
Dry Season
3.9
Dry Season
- - 46% 40% 87%
Wet
Season
100%
Wet Season
87%
Wet Season
100%
Wet Season
100%
Wet Season
100%
Wet Season
69%
Dry Season
75%
Dry Season
69%
Dry Season
75%
Dry Season
82%
Dry Season
75%
Dry Season
32
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Percentage reduction of waste water in sewer lines
- - 43% 28% 76% 67% 72% 86% 92% 86%
Waste generated for landfill (Kg/day)
38 190 20 102 19 93 17 85 15 76
Percentage waste reduction (%) from going to landfill
- 46% 51% 55% 60%
Cost of building per Sq.ft.(including RE installation)
2000 2000 2050 2013 2124 2045 2213 2124 2288 2188
Percentage increment in building cost (%)
2.5% 0.7% 5.6% 1.8% 10.3% 5.9% 14.1% 9.1%
Cost of building (including certification & registration cost)
2000 2000 2050 2013 2132 2051 2221 2131 2297 2195
Net percentage increment in building cost (%)
- - 2.5% 0.7% 6.6% 2.5% 11.9% 6.5% 14.8% 9.7%
3.1.1. Summary of Analysis for GRIHA Commercial Buildings
Net Percentage of electricity consumption
reduction from the grid in GRIHA certified
commercial buildings in comparison to
conventional case ranges from 36% to 61%.
Percentage reduction in water demand from
outside sources like municipality etc., in
GRIHA certified buildings in comparison to
conventional case range from 100% (wet
season) to 69% (dry season). Thus, it is
observed that implementation of rain water
harvesting for portable re use purpose, is
crucial in achieving water security in the State,
and hence it is recommended to implement
easy and achievable policies to encourage
owner in harvesting rain water for reuse
potable purpose.
Percentage of waste reduced from going to
landfill in GRIHA certified buildings in
comparison to conventional buildings range
from 51%-60%.
Percentage increment in cost in GRIHA
certified buildings, due to the above discussed
features range from 2.5% to maximum 14.8%,
depending upon the size of project and
number of features integrated.
3.2. Analysis for IGBC Certified
Commercial Buildings
Analysis for IGBC cases is also carried out by
comparing Base case/ Conventional case, Green case
against IGBC Silver, Gold and Platinum cases for
commercial building typology (Table 14).
33
Table 14 Assumptions for Base case, Green case and IGBC certified cases for Commercial Building Type
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Building Envelope
Brick wall, un-insulated
concrete roof, Single
glazed units, Aluminium
frame, WWR 50%
AAC Blocks for walls,
insulated roof, Double
glazed unit meeting ECBC
requirement, Aluminium
frame, WWR 50%
AAC Blocks, insulated roof,
Double glazed units
meeting ECBC
requirement, Aluminium
frame, WWR 40%
AAC Blocks, insulated roof, Double glazed units meeting
ECBC requirement, UPVC frame, WWR 40%
Outdoor Lighting
28W CFL, Electronic
Ballast, no controls
28W CFL, Electronic Ballast, timer based controls, for turning off lights when daylight is available.
Indoor lighting
TL5 28 W lamps, electronic ballast, LPD achieved:
10.4W/Sq.m, Illuminance achieved: 500 Lux
TL5 28 W lamps, electronic
ballast, daylight controls.
LPD achieved: 10.4W/Sq.m,
Illuminance achieved: 500
Lux
LED 40 W lamps, electronic ballast, daylight controls.
LPD achieved: 7W/Sq.m. Illuminance achieved: 500 Lux
HVAC / Mechanical systems
Packaged constant air volume systems, Sq.m/TR achieved: 14
Packaged constant air volume systems, Sq.m/TR achieved: 15.8
Packaged constant air volume systems, minimum BEE 3 Star labelled AC units, Sq.m/TR achieved: 19
Packaged constant air volume systems, minimum BEE 4 Star labelled AC units, Sq.m/TR achieved: 24
Packaged constant air volume systems, minimum BEE 5 Star labelled AC units, Sq.m/TR achieved: 24
Electrical systems
Oil filled Transformer, PF maintained 0.90 Dry type transformer, PF maintained 0.95
EPI (kWh/Sq.m/annum)
172 155 112.6 83.1 77.8
Percentage of electricity consumption reduction from the grid (%) in comparison to base case
- 10% 34% 52% 55%
Renewable Energy Installed (KW)
0 0 0 0 1.5 5 1 4 1 4
Net Percentage of electricity consumption reduction from the grid (%) in comparison to base case
- 10% 36% 53% 56%
Landscape Design
Top soil not preserved, fertile soil purchased post Top soil preserved for post occupancy landscape
34
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
occupancy for landscape design.
Open area with 50% lawn and 50% impervious pavements, Sprinkler large guns for irrigation.
Open area with 37% pervious pavement, 25% impervious pavement, 18.7 % lawn, 10% shrubs & ground cover, 10% trees, Sprinkler large guns for irrigation.
Open area with 30% pervious pavement, 30% impervious pavement, 12% lawn, 14% shrubs and ground cover, 14% trees, multiple sprinklers for irrigation.
Open area with 30% pervious pavement, 30% impervious pavement, 12% lawn, 14% shrubs and ground cover, 14% trees, drip irrigation.
Open area with 45% pervious pavement, 15% impervious pavement, 12% lawn, 14% shrubs and ground cover, 14% trees, drip irrigation.
Savings in Consumption of Landscape water (%)
- 55% 60% 68% 68%
Building water demand (KL/day)
Conventional plumbing fixtures, waste water treatment system for buildings only above 2500 Sq.m built up area.
Efficient plumbing fixtures, waste water treatment in all buildings above 2500 Sq.m, reuse for irrigation.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m, reuse for irrigation and for bigger buildings above 5000 Sq.m, Similar, Not reused for flushing.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m and for bigger buildings above 5000 Sq.m, reuse for irrigation and flushing.
Rain water recharge and harvesting for reuse (KL/day)
Rain water harvesting is mandatory, hence ground water
recharged through recharging pits
Roof top rain water harvested for reuse for portable purpose. Rain water from
landscape used for recharging ground water table. Storage Water Tank sizing based on
percentage of Monthly peak rainfall.
Water Demand from outside (KL/day) & Percentage reduction in water demand from outside sources like municipality etc.
4.6 15.8 2.4 9.4 0.8
Wet
Season
4.1
Wet Season
0
Wet Season
0
Wet Season
0
Wet Season
0
Wet Season
1.7
Dry Season
8.3
Dry Season
0.8
Dry Season
3.8
Dry Season
0.8
Dry Season
3.8
Dry Season
- - 46% 40% 83%
Wet
Season
74%
Wet Season
100%
Wet Season
100%
Wet Season
100%
Wet Season
100%
Wet Season
64%
Dry Season
43%
Dry Season
83%
Dry Season
76%
Dry Season
83%
Dry Season
76%
Dry Season
Percentage reduction of waste water in sewer lines
- - 43% 28% 66% 52% 91% 83% 91% 83%
Waste generated for landfill (Kg/day)
35
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
38 190 20 102 20 102 20 102 19 93
Percentage waste reduction (%) from going to landfill
- 46.5% 46.5% 46.5% 51%
Cost of building per Sq.ft.(including RE installation)
2000 2000 2050 2013 2149 2065 2215 2111 2291 2180
Percentage increment in building cost (%)
2.5% 0.7% 6.7% 2.8% 10.3% 5.2% 14.6% 9.0%
Cost of building (including certification & registration cost)
2000 2000 2050 2013 2170 2070 2228 2114 2304 2183
Net percentage increment in building cost (%)
- - 2.5% 0.68% 8.1% 3.4% 11.9% 5.7% 15.1% 9.1%
3.2.1. Summary of Analysis for IGBC Commercial Buildings
Net Percentage of electricity consumption
reduction from the grid in IGBC certified
commercial buildings in comparison to
conventional case ranges from 35% to 55%.
Percentage reduction in water demand from
outside sources like municipality etc., in IGBC
certified buildings in comparison to
conventional case range from 100% (wet
season) to 43% (dry season). Thus, it is
observed that implementation of rain water
harvesting for portable re use purpose, is
crucial in achieving water security in the State,
and hence it is recommended to implement
easy and achievable policies to encourage
owner in harvesting rain water for reuse
purpose.
Percentage of waste reduced from going to
landfill in IGBC Certified buildings in
comparison to conventional buildings range
from 46%to 51%.
Percentage increment in cost in IGBC certified
buildings, due to the above discussed features
range from 3.4% to maximum 15%, depending
upon the size of project and number of
features integrated
3.3. Analysis for GRIHA Certified
Residential Buildings
Analysis for GRIHA cases is also carried out by
comparing Base case/ Conventional case, Green case
against GRIHA 1 star, 3 star and 5 star cases for
residential building typology (Table 15).
36
Table 15 Assumptions for Base case, Green case and GRIHA certified cases for Residential Building Type
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Building Envelope
Concrete masonry unit for walls, un-insulated concrete roof, Single glazed units, Aluminium frame, WWR 30%
Concrete masonry unit for walls, insulated roof, Single glazed unit, uPVC frame, WWR 30%
Concrete masonry unit for walls, insulated roof, Double glazed unit, uPVC frame, WWR 20%
Outdoor Lighting
28W CFL, Electronic Ballast, manual switch controls. 28W CFL & T5, Electronic Ballast, timer based controls, for turning off lights when daylight is available.
28 W LED, Electronic Ballast, timer based controls, for turning off lights when daylight is available.
Indoor lighting
CFL 28 W lamps, electronic ballast, LPD achieved: 4.08W/Sq.m, Illuminance achieved: 120 Lux
TL5 & CFL 28 W lamps, electronic ballast, LPD achieved: 3.0 W/Sq.m, Illuminance achieved: 120 Lux
TL5 & LED lamps, electronic ballast, LPD achieved: 2.7W/Sq.m. Illuminance achieved: 120 Lux
LED lamps 28W, electronic ballast, LPD achieved: 1.3 W/Sq.m. Illuminance achieved: 120 Lux
HVAC / Mechanical systems
Standard Spilt AC with mixed more operation(AC & natural ventilation), TR/flat achieved: 4.5,
Efficient Spilt AC with only AC operation, TR/flat achieved: 3.75
minimum BEE 3 Star labelled Spilt AC with only AC operation, TR/flat achieved: 3.75
minimum BEE 5 Star labelled Spilt AC with only AC operation, TR/flat achieved: 3.0
Electrical systems
Oil filled Transformer, PF maintained 0.90 Dry type transformer, PF maintained 0.95
EPI (kWh/Sq.m/annum)
141 90 80 60 50
Percentage of electricity consumption reduction from the grid (%) in comparison to base case
- 35.5% 43% 57.2% 64.2%
Landscape Design
Top soil not preserved, fertile soil purchased post occupancy for landscape design.
Top soil not preserved, fertile soil purchased post occupancy for landscape
Top soil preserved for post occupancy landscape
Open area with 50% lawn and 50% impervious pavements, Sprinkler large guns for irrigation.
Open area with 37% pervious pavement, 25% impervious pavement, 18.7 % lawn, 10% shrubs & ground cover, 10% trees, Sprinkler large guns for irrigation.
Open area with 20% pervious pavement, 20% impervious pavement, 15% lawn, 20% shrubs and ground cover, 25% trees, multiple sprinklers for irrigation.
Open area with 12.5% pervious pavement, 12.5 % impervious pavement, 10% lawn, 32.5% shrubs & ground cover, 32.5% trees, drip irrigation.
37
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Savings in Consumption of Landscape water (%)
- 55% 58% 63% 63%
Building water demand (KL/day)
Conventional plumbing fixtures, waste water treatment system for buildings only above 2500 Sq.m built up area.
Efficient plumbing fixtures, waste water treatment in all buildings above 5000 Sq.m, reuse for irrigation and for bigger buildings above 5000 Sq.m.
More efficient plumbing fixtures, waste water treatment in all buildings above 5000 Sq.m, reuse for irrigation and for bigger buildings above 5000 Sq.m, reuse for flushing.
More efficient plumbing fixtures, waste water treatment in all buildings above 5000 Sq.m, reuse for irrigation and for bigger buildings above 5000 Sq.m, reuse for flushing.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m, reuse for irrigation and inside the building for flushing.
Rain water recharge and harvesting for reuse (KL/day)
Rain water harvesting is mandatory, hence ground water recharged through recharging pits
Rain water harvesting is mandatory, hence ground water recharged through recharging pits
Roof top rain water harvested for reuse for portable purpose. Rain water from landscape used for recharging ground water table.
Water Demand from outside (KL/day) & Percentage reduction in water demand from outside sources like municipality etc.
5.5 20.3 3.2 12.9 2.1
Wet
Season
5.6
Wet Season
1.6
Wet Season
3.3
Wet Season
0.5
Wet Season
3.3
Wet Season
2.9
Dry Season
8.8
Dry Season
2.4
Dry Season
6.5
Dry Season
1.3
Dry Season
6.5
Dry Season
- - 41.3%
Wet Season
36.5%
Wet Season
61.5%
Wet
Season
72.3%
Wet Season
71.3%
Wet Season
83.5%
Wet Season
90.1%
Wet Season
83.5%
Wet Season
- - - - 47.2%
Dry Season
56.8%
Dry Season
56.9%
Dry Season
68.1%
Dry Season
75.7%
Dry Season
68.1%
Dry Season
Percentage reduction of waste water in sewer lines
- - 52.7% 67.2% 58.0% 81.3% 66.4% 87.9% 85.2% 87.9%
Waste generated for landfill (Kg/day)
13.2 66 7 35.3 6.5 32.3 5.9 29.3 5.28 26.4
Percentage waste reduction (%) from going to landfill
- 46.5% 51% 55% 60%
38
Base case Green Case GRIHA 1 Star GRIHA 3 Star GRIHA 5 Star
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Cost of building (including certification & registration cost)
1500 1500 1533.2 1509.8 1548.3 1532.9 1564.2 1571.9 1606.5 1591.3
Net percentage increment in building cost (%)
- - 2.2% 0.7% 3.8% 2.6% 4.8% 5.2% 7.7% 6.5%
3.3.1. Summary of Analysis for GRIHA Residential Buildings
Net Percentage of electricity consumption
reduction from the grid in GRIHA certified
residential buildings in comparison to
conventional case ranges from 43% to 64%.
Percentage reduction in water demand from
outside sources like municipality etc., in
GRIHA certified buildings in comparison to
conventional case range from 90% (wet
season) to 47% (dry season). Thus, it is
observed that implementation of rain water
harvesting for portable re use purpose, is
crucial in achieving water security in the State,
and hence it is recommended to implement
easy and achievable policies to encourage
owner in harvesting rain water for reuse
purpose.
Percentage of waste reduced from going to
landfill in GRIHA certified buildings in
comparison to conventional buildings range
from 46%-60%.
Percentage increment in cost in GRIHA residential buildings, due to the above discussed features range from 2.6% to maximum 7.7%, depending upon the size of project and number of features integrated.
3.4. Analysis for IGBC Certified
Residential Buildings
Analysis for IGBC cases is also carried out by
comparing Base case/ Conventional case against Green
case against IGBC Silver, Gold and Platinum cases for
residential building typology (Table 16).
39
Table 16 Assumptions for Base case, Green case and IGBC certified cases for Residential Building Type
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Building Envelope
Concrete masonry unit for walls, un-insulated concrete roof, Single glazed units, Aluminium frame, WWR 30%
Concrete masonry unit for walls, insulated roof, Single glazed unit, uPVC frame, WWR 25%
Concrete masonry unit for walls, insulated roof, Single glazed unit, uPVC frame, WWR 20%
Concrete masonry unit for walls, insulated roof, Double glazed unit, uPVC frame, WWR 20%
Outdoor Lighting
28W CFL, Electronic Ballast, manual switch controls. 28 W LED, Electronic Ballast, timer based controls, for turning off lights when daylight is available.
Indoor lighting
CFL 28 W lamps, electronic ballast, LPD achieved: 4.08W/Sq.m, Illuminance achieved: 120 Lux
TL5 & CFL 28 W lamps, electronic ballast, LPD achieved: 3.0 W/Sq.m, Illuminance achieved: 120 Lux
TL5 & LED lamps, electronic ballast, LPD achieved: 2.7W/Sq.m. Illuminance achieved: 120 Lux
LED lamps 28W, electronic ballast, LPD achieved: 1.3 W/Sq.m. Illuminance achieved: 120 Lux
HVAC / Mechanical systems
Standard Spilt AC with mixed more operation(AC & natural ventilation), TR/flat achieved: 4.5,
Efficient Spilt AC with only AC operation, TR/flat achieved: 3.75
minimum BEE 2 Star labelled Spilt AC with only AC operation, TR/flat achieved: 3.75
minimum BEE 3 Star labelled Spilt AC with only AC operation, TR/flat achieved: 3.00
minimum BEE 4 Star labelled Spilt AC with only AC operation, TR/flat achieved: 3.00
Electrical systems
Oil filled Transformer, PF maintained 0.90 Dry type transformer, PF maintained 0.95
EPI (kWh/Sq.m/annum)
140.3 90.6 85.8 64.7 57.1
Renewable Energy Installed (KW)
0 0 0 0 0 0 0 0 0 0
Net Percentage of electricity consumption reduction from the grid (%) in comparison to base case (Excluding Equipment)
- 35% 39% 54% 59.3%
Landscape Design
Top soil not preserved, fertile soil purchased post occupancy for landscape design.
Top soil not preserved, fertile soil purchased post occupancy for landscape
Top soil preserved for post occupancy landscape
40
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Open area with 50% lawn and 50% impervious pavements, Sprinkler large guns for irrigation.
Open area with 37% pervious pavement, 25% impervious pavement, 18.7 % lawn, 10% shrubs & ground cover, 10% trees, Sprinkler large guns for irrigation.
Open area with 17.5% pervious pavement, 17.5% impervious pavement, 13% lawn, 52% shrubs and trees ground cover, multiple sprinklers for irrigation.
Open area with 26.3% pervious pavement, 8.8% impervious pavement, 13% lawn, 52% shrubs and trees ground cover, drip irrigation.
Open area with 26.3% pervious pavement, 8.8% impervious pavement, 13% lawn, 52% shrubs and trees ground cover, drip irrigation.
Savings in Consumption of Landscape water (%)
- 55% 37.6% 39.6% 53.2% 54.7% 53.2% 54.7%
Building water demand (KL/day)
Conventional plumbing fixtures, waste water treatment system for buildings only above 2500 Sq.m built up area.
Efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m, reuse for irrigation and for bigger buildings above 5000 Sq.m, reuse for flushing.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m and buildings above 5000 Sq.m, reuse for flushing and irrigation.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m and buildings above 5000 Sq.m, reuse for flushing and irrigation.
More efficient plumbing fixtures, waste water treatment in all buildings above 1000 Sq.m, reuse for irrigation and inside the building for flushing.
Rain water recharge and harvesting for reuse (KL/day)
Rain water harvesting is mandatory, hence ground water recharged through recharging pits
Rain water harvesting is mandatory, hence ground water recharged through recharging pits
Roof top rain water harvested for reuse for portable purpose. Rain water from landscape used for recharging ground water table.
Water Demand from outside (KL/day) & Percentage reduction in water demand from outside sources like municipality etc.
5.5 20.3 3.2 12.9 0.2
Wet
Season
1.6
Wet Season
0.1
Wet Season
1.4
Wet Season
0.1
Wet Season
1.4
Wet Season
0.9
Dry Season
4.7
Dry Season
0.9
Dry Season
4.5
Dry Season
0.9
Dry Season
4.5
Dry Season
- - 41.3%
36.5%
97%
Wet
Season
92.2%
Wet Season
97.7%
Wet Season
85.7%
Wet Season
94.1%
Wet Season
88.3%
Wet Season
- - - - 82.7%
Dry Season
76.7%
Dry Season
83.4%
Dry Season
77.7%
Dry Season
83.4%
Dry Season
77.7%
Dry Season
Percentage reduction of waste water in sewer lines
- - 52.7 67.2 98.6 100.5 95.3 96.8 95.3 96.8
Waste generated for landfill (Kg/day)
13.2 66 7 35.3 6.5 32.3 5.9 29.3 5.3 26.4
41
Base case Green Case IGBC Silver IGBC Gold IGBC Platinum
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
1000
Sq.m
5000
Sq.m
Percentage waste reduction (%) from going to landfill
- 46.5% 46.5% 46.5% 51%
Cost of building (including certification & registration cost)
1500 1500 1597.5 1518.5 1587.3 1534.5 1599.5 1573.9 1610.9 1600.9
Net percentage increment in building cost (%)
- - 3.17% 1.23% 5.8% 2.3% 6.6% 9.9% 7.4% 6.7%
3.4.1. Summary of Analysis for IGBC Residential Buildings
Net Percentage of electricity consumption
reduction from the grid in IGBC certified
residential buildings in comparison to
conventional case ranges from 39% to 60%.
Percentage reduction in water demand from
outside sources like municipality etc., in
GRIHA certified buildings in comparison to
conventional case range from 97% (wet
season) to 76% (dry season). Thus, it is
observed that implementation of rain water
harvesting for portable re use purpose, is
crucial in achieving water security in the State,
and hence it is recommended to implement
easy and achievable policies to encourage
owner in harvesting rain water for reuse
purpose.
Percentage of waste reduced from going to
landfill in IGBC certified buildings in
comparison to conventional buildings range
from 46%-51%.
Percentage increment in cost in IGBC residential buildings, due to the above discussed features range from 2.3% to maximum 9.9%, depending upon the size of project and number of features integrated.
3.5. Summary
From the above analysis it is observed that the
cost of a green rated building could range from 2.5% to
as much as 15% in comparison to a conventional
building. However the saving potential is as much as
64% in energy, 100% in water, 60% of waste reduction
to go to landfill and 100% of waste water reduction to
go to central sewer lines. Figures 9 and 10 and Table 17
summarize the consumption details. Figure 11
summarizes the cost increment details and Table 18
summarizes the resource consumption reduction
potential for green buildings against conventional
buildings.
42
Figure 9: Summary of Resource Consumption Potential for Commercial Buildings in Tamil Nadu
Figure 10: Summary of Resource Consumption Potential for Residential Buildings in Tamil Nadu
Figure 11: Summary of Cost Variation between Conventional, Green and Green Rated Buildings of Commercial and Residential Typologies in Tamil
Nadu
0
20
40
60
80
100
120
140
160
180
200
Energy Demand (EPI) Water Demand (KLD) Solid Waste Generation(KgD)
Waste WaterGeneration (KLD)
Conventional Case
Green Case
IGBC Platinum
GRIHA 5 Star
0
20
40
60
80
100
120
140
160
Energy Demand (EPI) Water Demand (KLD) Solid Waste Generation(KgD)
Waste WaterGeneration (KLD)
Conventional Case
Green Case
IGBC Platinum
GRIHA 5 Star
10000
12000
14000
16000
18000
20000
22000
24000
26000
Commercial Residential
Co
st in
INR
/Sq
.ft
Conventional Case
Green Case
IGBC Platinum
GRIHA 5 Star
43
Table 17 Summary of Resource consumption and cost variation for all building types.
Certification Type
Commercial Residential
EPI (kWh/Sq.m/yr)
Water Demand (KLD)
Solid Waste generated (KgD)
Water Water generated (KLD)
Cost
₹/Sq.m
EPI (kWh/Sq.m/yr)
Water Demand (KLD)
Solid Waste generated (KgD)
Water Water generated (KLD)
Cost
₹/Sq.m
Green Case 172 15.8 190 6.2 21,520 141 20 35.3 9.3 16,247
GRIHA 1 star 112 3.9 93 0.6 21,659 80 8.8 32.3 5.3 16,495
GRIHA 3 Star 80 3.9 85 1.2 22,068 60 6.5 29.3 3.4 16,914
GRIHA 5 Star 68 3.9 76 1.2 22,929 50 6.5 26.4 3.4 17,130
IGBC Silver 112.6 8.3 102 5.4 23,618 85.8 4.7 35.3 0 16,602
IGBC Gold 83.1 3.8 102 1.5 22,273 64.7 4.5 29.3 0.9 16,936
IGBC Platinum 77.8 3.8 93 1.5 23,489 57.1 4.5 26.4 0.9 17,226
Table 18 Summary of savings by green buildings in resource consumption and cost increment from conventional building types
Certification Type
Commercial Residential
Energy Savings (%)
Water savings (%)
Solid Waste reduction (%)
Waste Water reduction (%)
Cost Increment (%)
Energy Savings (%)
Water savings (%)
Solid Waste reduction (%)
Waste Water reduction (%)
Cost Increment (%)
Green Case 10 40 - 46 46 28 - 43 0.7 - 2.5 35 36 - 41 46 52 - 67 0.7 - 2.2
GRIHA 1 star 36 69 - 100 51 67 - 76 2.5 - 6.6 43 47 - 72 51 58 - 81 2.6 - 3.8
GRIHA 3 Star 54 69 - 100 55 72 - 86 6.5 - 11.9 57 57 - 83 55 66 - 88 4.8 - 5.2
GRIHA 5 Star 61 75 - 100 60 86 - 92 9.7 - 14.8 64 68 - 90 60 85 - 88 6.5 - 7.7
IGBC Silver 36 43 - 83 46 52 - 66 3.4 - 8.1 39 76 - 97 51 98 - 100 2.3 - 5.8
IGBC Gold 53 76 - 100 46 83 - 91 5.7 - 11.9 54 77 - 97 55 95 - 96 6.6 - 9.9
IGBC Platinum 56 76 - 100 51 83 - 91 9.1 - 15.1 59 77 - 94 60 95 - 97 6.7 - 7.7
44
CHAPTER 4
PROPOSED POLICY INCENTIVES
45
4. Proposed Policy Incentives
Based upon benefits quantified in Chapter 3
due to adoption of green building measures, at user
level, developer level and state/municipality level,
policy incentives are framed and recommended in this
chapter. Following are the policy incentives
recommended for certified green buildings:
1. Incentivise rebate on PFSI charges for buildings located in Chennai Metropolitan area.
(Or) 2. Rebate on combination of PFSI charges and
I&A charges for buildings located in Chennai Metropolitan area.
3. Additional FSI for buildings located in Tier 2 & Tier 3 cities and semi urban areas where PFSI charges are not collected.
4. Rebate in property tax.
5. Rain water tax.
6. Waste water tax.
7. Fast track approval system for registered green certified buildings.
4.1. Background Study for Incentive
Recommendations on FSI
4.1.1. Current Practice on PFSI in Tamil Nadu
Chennai metropolitan area has maximum
allowable FSI upto 1.5. For Multi Storied Buildings it is
upto 2.5. Besides, extra FSI is given for a premium
charge. Value of this Premium FSI (PFSI) charge is
calculated as equivalent to land cost. Additional FSI
area allowed for premium charges is: 20%, 30% and
40% of normally allowable FSI. Analysis in this report is
carried out for a sample building, assuming the
applicable FSI is 1.5, the same analysis holds good for
higher FSI, as all numbers will proportionately vary.
Table 19: Additional FSI allowed for Premium Charge
Serial
Number Road Width
Premium FSI (% of
normally allowable
FSI)
(i) 18 metres and above 40%
(ii) 12 metres – below 18 metres 30%
(iii) 9 metres – below 12 metres 20%
Thus, the the net allowed FSI after adding the premium FSI to the regular FSI of 1.5 is for example, shall be as given in table below:
Table 20: Net FSI including Premium FSI on normally allowed FSI
Current FSI Additional %
allowed Net FSI allowed
1.5 20% 1.8
1.5 30% 1.95
1.5 40% 2.1
In the current example of a building with Site Area of
3333.33 Sq.m and Built up area of 5000 Sq.m, following
the additional FSI, the built up will be:
Table 21: Effective builtup area after availing PFSI on normally allowed FSI
FSI Built up (Sq.m)
1.5 5000
1.8 6000
1.95 6500
2.1 7000
4.1.2. Summary of Performance Analysis for Green, GRIHA and IGBC Cases
Analysis was carried out to understand the
consumption of resources with additional premium FSI,
if the buildings undergo for green certification.
The highest allowable % on current FSI is 40%, which is
equivalent to FSI 2.1, thus in the current analysis
example of Site Ares 3333.33 Sq.m and built up 5000
Sq.m, with the additional FSI, total allowed built up
become 7000 Sq.m.
Tables below show analysis of resource consumption
of a conventional building with normally allowed FSI of
1.5 (5000 Sq.m builtup area) is same or higher than a
green certified building with additional premium FSI of
total 2.1(7000 Sq.m builtup area). In other words
resources consumption of a green certified building
with additional builtup area (7000 Sq.m) is less than
conventional building (5000 Sq.m).
46
Table 22: Summary of resource consumption for a conventional commercial 5000 Sq.m vs. GRIHA certified 7000 Sq.m due to additional PFSI
Resources Conventional Case (Built up area 5000 Sq.m)
Green case (Not certified) (Builtup area - 7000 Sq.m)
GRIHA 1 Star Certified (Builtup area - 7000 Sq.m)
GRIHA 3 Star Certified (Builtup area - 7000 Sq.m)
GRIHA 5 Star Certified (Builtup area - 7000 Sq.m)
EPI (kWh/Sq.m/yr) 172 155 112 80 68
Electricity Consumption (kWh)
8,60,000 10,85,000 7,84,000 5,60,000 4,76,000
Water Demand (KL/day)
15.8 13.6 5.46 5.46 5.46
Waste water generated (KL/day)
8.6 8.68 0.84 1.68 1.68
Waste generated (Kg/day)
190 142.3 130 118 106
Table 23: Summary of resource consumption for a conventional commercial 5000 Sq.m vs. IGBC certified 7000 Sq.m due to additional PFSI
Resources Conventional Case (Built up area 5000 Sq.m)
Green case (Not certified) (Builtup area - 7000 Sq.m)
IGBC Silver Certified (Builtup area - 7000 Sq.m)
IGBC Gold Certified (Builtup area - 7000 Sq.m)
IGBC Platinum Certified (Builtup area - 7000 Sq.m)
EPI (kWh/Sq.m/yr) 172 155 112.6 83.1 77.8
Electricity Consumption (kWh)
8,60,000 10,85,000 7,88,200 5,81,700 5,44,600
Water Demand (KL/day)
15.8 13.6 11.62 5.32 5.32
Waste water generated (KL/day)
8.6 8.68 7.56 2.1 2.1
Waste generated (Kg/day)
190 142.3 142.3 142.3 130.3
Table 24 Summary of resource consumption for a conventional residential 5000 Sq.m vs. GRIHA certified 7000 Sq.m due to additional Premium PFSI
Resources Conventional Case (Built up area 5000 Sq.m)
Green case (Not certified) (Builtup area - 7000 Sq.m)
GRIHA 1 Star Certified (Builtup area - 7000 Sq.m)
GRIHA 3 Star Certified (Builtup area - 7000 Sq.m)
GRIHA 5 Star Certified (Builtup area - 7000 Sq.m)
EPI (kWh/Sq.m/yr) 141 90 80 60 50
Electricity Consumption (kWh)
7,05,000 6,30,000 5,60,000 4,20,000 3,50,000
Water Demand (KL/day)
20.3 18.06 12.32 9.1 9.1
Waste water generated (KL/day)
28.3 13.02 7.42 4.76 4.76
Waste generated (Kg/day)
66 49.42 45.22 41.02 36.96
Table 25 Summary of resource consumption for a conventional residential 5000 Sq.m vs. IGBC certified 7000 Sq.m due to additional Premium FSI
Resources Conventional Case (Built up area 5000 Sq.m)
Green case (Not certified) (Builtup area - 7000 Sq.m)
IGBC Silver Certified (Builtup area - 7000 Sq.m)
IGBC Gold Certified (Builtup area - 7000 Sq.m)
IGBC Platinum Certified (Builtup area - 7000 Sq.m)
EPI (kWh/Sq.m/yr) 141 90 86 65 57
Electricity Consumption (kWh)
7,05,000 6,30,000 7,84,700 6,37,000 5,83,800
Water Demand (KL/day)
20.3 18.06 6.58 6..3 6.3
Waste water generated (KL/day)
28.3 13.02 0 1.26 1.26
Waste generated (Kg/day)
66 49.42 49.42 49.42 45.28
47
Green certifications play a role of
implementing green measures on site. From the above
tables it is evident that in any GRIHA certified building,
there will be a minimum reduction of 36% of energy
demand, 69% of water demand and 51% of waste
generation from a conventional building. Similarly, in
any IGBC certified building, there will be a minimum
reduction of 36% of energy demand, 43% of water
demand and 46% of waste generation from current
conventional building.
Hence, a green certified building with higher builtup
area which includes maximum PFSI area still has lower
demand of resources than a conventional building with
no additional PFSI. Therefore, it is recommended that
the buildings which get certified could be incentivised
with additional FAR, as it is calculated, that the
certified buildings, due to reduced consumption of
resources, will not bring additional resource demand
for the municipality and utility bodies.
4.1.3. Benefits by Green Buildings to the Municipality
Water:
Financial Benefits to the municipality due to
reduced water consumption are quantified for Chennai
city as a sample study (tables 26 and 27).
Assumptions and considerations: Cost incurred in water
supply for the municipality (or water department) is
considered to be approximately ₹ 38/KL (Source: CMWSSB).
Loss for CMWSSB from one building is calculated by
subtracting Monthly bill paid from the Actual cost to
CMWSSB.
In the analysis it is observed that the GRIHA/IGBC
certified commercial buildings when compared with
conventional buildings, due to reduced water
consumption, can result in no loss for CMWSSB. In the
case of residential buildings the annual loss occurring
for the water department has drastically come down.
Table 26: Reduced water consumption, water tariff and water bill (Commercial case- 5000 Sq.m)
Conventional Case
Green case GRIHA 1 Star/3Star/5Star
IGBC Silver IGBC Gold/ Platinum
Demand (KL/day) 15.8 9.4 3.9 8.3 3.8
Demand (KL/month) 410.8 244.4 101.4 216 99
Water Tariff(₹)/ month 35/KL + 400 35/KL + 400 35/KL + 400 35/KL + 400 35/KL + 400
Total water bill paid (₹)/
month 14,778 8,954 3,949 7,953 3,858
Cost to CMWSSB for supply of
water ₹ / month 15,610.4 9,287.2 3,853.2 8,200 3,754
Loss to CMWSSB (₹/month) 832.4 333.2 -95.8 247 -103
Table 27 Reduced water consumption, water tariff and water bill (Residential case - 5000 Sq.m)
Conventional Case
Green case GRIHA 1 Star GRIHA 3/5 Star
IGBC Silver IGBC Gold/ Platinum
Demand (KL/day) 20.3 12.9 8.8 6.5
4.7 4.5
Demand (KL/month) 609 387 264 195
141 135
Water Tariff(₹)/ month 25/KL + 50 25/KL + 50 25/KL + 50 25/KL + 50 25/KL + 50 25/KL + 50
Total water bill paid (₹)/
month 15,275 9,725 6,625 4,925 3,575 3,425
Cost to CMWSSB for
supply of water ₹ / month 23,142 14,706 10,032 7,410 5,358 5,130
Loss to CMWSSB
(₹/month) 7,867 4,981 3,382 2,485 1,783 1,705
48
Energy:
Similar to the above analysis, a sample
calculation has been performed for Chennai
corporation area, estimating the potential energy
savings with green certified buildings by 2023 (Table
28). The table below also shows the benefit quantified
by adopting green building practices such as adoption
of ECBC and also by adopting green certification
systems.
Assumptions and considerations: Savings till 2023 have been
projected due to consumption reduction possible from
certified buildings, assuming all new buildings will be
mandated to be green certified.
Future built up area projection values are estimated based on the information provided by Chennai Corporation.
Table 28 Economical benefit analysis for state government - Energy consumption of GRIHA/IGBC certified buildings & Savings to Utility estimated for future
Conventional Building
Green case (ECBC compliant)
GRIHA 1 Star
IGBC Silver
GRIHA 3 Star
IGBC Gold
GRIHA 5 Star
IGBC Platinum
Commercial
EPI (Energy Performance
Index) kWh/Sq.m/yr 172 155 112 112.6 80 83.1 68 77.8
Annual Consumption from
1 building (kWh) 8,60,000 7,75,000 5,60,000 5,63,000 4,00,000 4,15,500 3,40,000 3,89,000
Demand reduction to
TANGEDCO from 1 Building
(kWh)
- 85,000 3,00,000 2,97,000 4,60,000 4,44,500 5,20,000 4,71,000
It is observed that GRIHA 3 Star/IGBC Gold onwards, savings to the utility is more than consumption
Estimated future Built up
area trend in Chennai
corporation area every
year (Sq.m.)
Approximately 30,00,000 (30 Lakhs Sq.m)
Estimated future builtup
area for commercial is
considered as 20% of total
builtup area (Sq.m)
6,00,000
Expected future
construction with same
trend in commercial sector
by 2023 (Sq.m)
48,00,000
Electricity Consumption
Projected for above builtup
area in commercial sector
(MWh)
8,25,600 7,44,000 5,37,600 5,40,480 3,84,000 3,98,880 3,26,400 3,73,440
Savings projected (MWh) 81,600 2,88,000 2,85,120 4,41,600 4,26,720 4,99,200 4,52,160
Residential
EPI (Energy Performance
Index) kWh/Sq.m/yr 141 90 80 85.8 60 64.7 50 57.1
Annual Consumption from
1 building (kWh) 7,05,000 4,50,000 4,00,000 4,29,000 3,00,000 3,23,500 2,50,000 2,85,500
Demand reduction to
TANGEDCO from 1 Building
(kWh)
- 2,55,000 3,05,000 2,76,000 4,05,000 3,81,500 4,55,000 4,19,500
It is observed that GRIHA 3 Star/IGBC Gold onwards, savings to the utility is more than consumption
49
Conventional Building
Green case (ECBC compliant)
GRIHA 1 Star
IGBC Silver
GRIHA 3 Star
IGBC Gold
GRIHA 5 Star
IGBC Platinum
Estimated future Built up
area trend in Chennai
corporation area every
year (Sq.m.)
Approximately 30,00,000 (30 Lakhs Sq.m)
Estimated future builtup
area for residential is
considered as 20% of total
builtup area (Sq.m)
24,00,000
Expected future
construction with same
trend in residential sector
by 2023 (Sq.m)
1,92,00,000
Electricity Consumption
Projected for above builtup
area in residential sector
(MWh)
27,07,200 17,28,000 15,36,000 16,47,360 11,52,000 12,42,240 9,60,000 10,96,320
Savings projected (MWh) 9,79,200 11,71,200 10,59,840 15,55,200 14,64,960 17,47,200 16,10,880
Total
Total Savings projected (Residential + Commercial) (MWh)
10,60,800 14,59,200 13,44,960 19,96,800 18,91,680 22,46,400 20,63,040
Savings MW (Source: LBNL 2014)
539 742 684 1015 962 1142 1049
Source for future builtup area estimations: Chennai Corporation
According to the Tamil Nadu Vision 2023 report, the
state has proposed setting up additional power
generating capacity power plants in order to meet the
raising energy demand. The investment proposed for
one of the projects, the North Chennai Thermal power
project (3rd
Phase) with 800MW capacity, is ₹4,800
crores (Source: Tamil Nadu Vision 2023). The
expenditure required for each additional MW
generating capacity plant is calculated to be
approximately 5 to 6 crores.
From the above table it can be summarized that by
2023 if all new buildings in Chennai Corporation region
are minimum GRIHA 3 star or/and IGBC gold certified,
approximately 962MW to 1015MW of energy demand
can be reduced. This may save ₹4,800 crores of funds
from setting up the thermal power plant. Likewise if
green buildings are developed across the state,
significant savings in energy and funds can be
witnessed.
Summary:
From the above both analyses on water and
energy demand reduction, it can be concluded that
green buildings can substantially reduce the resource
demand on government. Also, as the greenness or
efficiency increases, the loss to utility decreases. This
means incentivizing on FSI and/or I&A charges for
green certified buildings may not affect the financial or
public service capabilities of government.
The following rebate values as incentives are thereby
developed on FSI charges, I&A charges, property tax
where the rebate value balance the benefit between a
developer, owner and government at the same time.
50
4.2. Incentive Recommendation 1:
Rebate on Premium FSI
Charges.
(Or)
Recommendation 2: Rebate
on Combination of Premium
FSI Charges and I&A Charges.
(Chennai Metropolitan Area)
4.2.1. Background
Incentivizing additional FSI is the most common
practice in many municipalities across India and globe.
It is the developer who benefits from this incentive, on
investing additional cost for constructing a green
certified building. Since, it is proven in the analysis
above that the municipalities will not be at a loss from
FSI related incentives, same has been proposed in this
section. The first incentive recommended is rebate on
Premium FSI charges or rebate on combination of
Premium FSI charges with I&A charges for Green
Certified buildings in Chennai metropolitan area where
land cost is usually high.
The recommendation is developed for commercial and
residential typologies for buildings above and below
5000 Sq.m of builtup area. The rebate value is derived
based on increment cost for construction of a green
building.
From the performance analysis chapter, it is
understood that cost of smaller footprint building is
higher than larger foot print buildings. Hence, to
simplify the recommendation, higher rebate value is
proposed for buildings with built up area below 5000
Sq.m and vis-a-vis. The tables below provide the
recommended rebate values and its equivalent amount
for a sample case where the land value is ₹25000/Sq.m.
4.2.2. Recommendations
Following rebate values are recommended for
incentive on PFSI charges or PFSI charges + I&A
charges. A sample case has been worked for each
recommendation value.
Table 29: Recommended Rebate for commercial buildings above 5000 Sq.m
Conventional Building
Green Case
GRIHA 1 Star
IGBC Silver GRIHA 3 Star
IGBC Gold GRIHA 5 Star
IGBC Platinum
Cost of Building (₹/Sq.ft)
2,000 2,013 2,051 2,070 2,131 2,114 2,195 2,183
Increment
₹/Sq.ft - 13 70 51 114 131 195 183
₹/Sq.m - 140 753 549 1,227 1,410 2,098 1,969
Recommendations
1. Rebate on PFSI charges
₹/Sq.ft - - 70 131 195
₹/Sq.m - - 755 1,410 2,098
2. Rebate on PFSI charges + I&A charges
₹/Sq.ft - - 63 + 10% I&A (7) 110 + 30% I&A (21) 174 + 30% I&A (21)
₹/Sq.m - - 680 + 10% I&A (75) 1185 + 30% I&A (225) 1873 + 30% I&A (225)
Sample Case of Land Value ₹ 25,000/Sq.m
Recommended Rebate% in PFSI and its equivalent rebate amount (₹ / Sq.m)
- - 3.5% = 875 6% = 1,500 8.5% = 2,125
Recommended Rebate in PFSI+ I&A charges and its equivalent rebate amount (₹ / Sq.m)
- - 3% PFSI + 10% I&A = 825 5% PFSI + 30% I&A = 1,475 8% PFSI + 30% I&A = 2,225
51
From the above table it can be summarised that:
Rebate on PFSI charges, minimum ₹ 70/Sq.ft.
or rebate on PFSI charges ₹ 63/Sq.ft + 10%
rebate on I&A charges is recommended for
buildings with GRIHA 1 Star / IGBC Silver
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than 112
kWh/Sq.m/annum, water demand reduction
from non-renewable resources such as
municipality/tanker/borewells more than 43%
from conventional case and minimum 46%
reduction in waste to landfill from
conventional case.
Rebate on PFSI charges, minimum ₹ 131/Sq.ft.
or rebate on PFSI charges ₹ 110/Sq.ft + 30%
rebate on I&A charges is recommended for
buildings with GRIHA 3 Star / IGBC Gold rating.
Rebate can be provided for buildings certified
under other rating systems such as USGBC /
IFC Edge with EPI (Energy Performance Index)
lower than 83kWh/Sq.m/annum, water
demand reduction from non-renewable
resources such as municipality
/tanker/borewells more than 75% from
conventional case and minimum 46%
reduction in waste to landfill from
conventional case.
Rebate on PFSI charges, minimum ₹ 195/Sq.ft.
or rebate on PFSI charges ₹ 174/Sq.ft + 30%
rebate on I&A charges is recommended for
buildings with GRIHA 5 Star / IGBC Platinum
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than
78kWh/Sq.m/annum, water demand
reduction from non -renewable resources
such as municipality/tanker/borewells more
than 75% from conventional case and
minimum 51% reduction in waste to landfill
from conventional case.
Thus, depending upon the Level of rating, the rebate in
Premium charge for additional FSI or rebate on
combination of premium FSI and I&A charges together
can vary from ₹63/Sq.ft to ₹ 195/Sq.ft.
Table 30: Recommended Rebate for commercial buildings below 5000 Sq.m
Conventional Building
Green Case
GRIHA 1 Star
IGBC Silver GRIHA 3 Star
IGBC Gold GRIHA 5 Star
IGBC Platinum
Cost of Building (₹/Sq.ft)
2,000 2,050 2,132 2,170 2,221 2,228 2,297 2,304
Increment
₹/Sq.ft - 50 132 170 221 228 297 304
₹/Sq.m - 543 1,420 1,829 2,378 2,453 3,196 3,271
Recommendations
1. Rebate on PFSI charges
₹/Sq.ft - - 170 228 304
₹/Sq.m - - 1,829 2,453 3,271
2. Rebate on PFSI charges + I&A charges
₹/Sq.ft - - 156 + 20% I&A (14) 207 + 30% I&A (21) 283+ 30% I&A (21)
₹/Sq.m - - 1,679 + 20% I&A (150) 2,228 + 30% I&A (225) 3,046 + 30% I&A (225)
Sample Case of Land Value ₹ 25,000/Sq.m
Recommended Rebate% in PFSI and its equivalent rebate amount (₹ / Sq.m)
- - 8% = 2,000 10% = 2,500 13.5% = 3,375
Recommended Rebate in PFSI+ I&A charges and its equivalent rebate amount (₹ / Sq.m)
- - 7% PFSI + 20% I&A = 1,900 9% PFSI + 30% I&A = 2,475 12.5% PFSI + 30% I&A =
3,350
52
From the above table it can be summarised that:
• Rebate on PFSI charges, minimum ₹ 170/Sq.ft.
or rebate on PFSI charges ₹ 156/Sq.ft + 20%
rebate on I&A charges is recommended for
buildings with GRIHA 1 Star / IGBC Silver
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than 112
kWh/Sq.m/annum, water demand reduction
from non-renewable resources such as
municipality/tanker/borewells more than 64%
from conventional case and minimum 46%
reduction in waste to landfill from
conventional case.
• Rebate on PFSI charges, minimum ₹
2281/Sq.ft. or rebate on PFSI charges ₹
207/Sq.ft + 30% rebate on I&A charges is
recommended for buildings with GRIHA 3 Star
/ IGBC Gold rating. Rebate can be provided for
buildings certified under other rating systems
such as USGBC / IFC Edge with EPI (Energy
Performance Index) lower than
83kWh/Sq.m/annum, water demand
reduction from non-renewable resources such
as municipality /tanker/borewells more than
69% from conventional case and minimum
46% reduction in waste to landfill from
conventional case.
• Rebate on PFSI charges, minimum ₹ 304/Sq.ft.
or rebate on PFSI charges ₹ 283/Sq.ft + 30%
rebate on I&A charges is recommended for
buildings with GRIHA 5 Star / IGBC Platinum
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than
78kWh/Sq.m/annum, water demand
reduction from non -renewable resources
such as municipality/tanker/borewells more
than 82% from conventional case and
minimum 51% reduction in waste to landfill
from conventional case.
Thus, depending upon the Level of rating, the rebate in
Premium charge for additional FSI or rebate on
combination of premium FSI and I&A charges together
can vary from ₹170/Sq.ft to ₹ 304/Sq.ft.
Table 31: Recommended Rebate for residential buildings above 5000 Sq.m
Conventional Building
Green Case
GRIHA 1 Star
IGBC Silver GRIHA 3 Star
IGBC Gold GRIHA 5 Star
IGBC Platinum
Cost of Building (₹/Sq.ft)
1,500 1,510 1,533 1,543 1,572 1,574 1,592 1,601
Increment
₹/Sq.ft - 10 33 43 72 74 92 101
₹/Sq.m - 108 355 463 775 796 990 1,087
Recommendations
1. Rebate on PFSI charges
₹/Sq.ft - - 43 74 101
₹/Sq.m - - 463 796 1,087
2. Rebate on PFSI charges + I&A charges
₹/Sq.ft - - 22 + 60% I&A (21) 64 + 30% I&A (10.5) 91 + 30% I&A (10.5)
₹/Sq.m - - 238 + 60% I&A (225) 683 + 30% I&A (112.5) 974 + 30% I&A (112.5)
Sample Case of Land Value ₹ 25,000/Sq.m
Recommended Rebate% in PFSI and its equivalent rebate amount (₹ / Sq.m)
- - 2% = 500 3.5% = 875 4.5% = 1,125
Recommended Rebate in PFSI+ I&A charges and its equivalent rebate amount (₹ / Sq.m)
- - 1% PFSI + 60% I&A = 475 3% PFSI + 30% I&A = 862 4% PFSI + 30% I&A = 1,112
53
From the above table it can be summarised that:
• Rebate on PFSI charges, minimum ₹ 43/Sq.ft.
or rebate on PFSI charges ₹ 22/Sq.ft + 60%
rebate on I&A charges is recommended for
buildings with GRIHA 1 Star / IGBC Silver
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than 85
kWh/Sq.m/annum, water demand reduction
from non-renewable resources such as
municipality/tanker/borewells more than 55%
from conventional case and minimum 46%
reduction in waste to landfill from
conventional case.
• Rebate on PFSI charges, minimum ₹ 74/Sq.ft.
or rebate on PFSI charges ₹ 64/Sq.ft + 30%
rebate on I&A charges is recommended for
buildings with GRIHA 3 Star / IGBC Gold rating.
Rebate can be provided for buildings certified
under other rating systems such as USGBC /
IFC Edge with EPI (Energy Performance Index)
lower than 65kWh/Sq.m/annum, water
demand reduction from non-renewable
resources such as municipality
/tanker/borewells more than 68% from
conventional case and minimum 46%
reduction in waste to landfill from
conventional case.
• Rebate on PFSI charges, minimum ₹ 101/Sq.ft.
or rebate on PFSI charges ₹ 91/Sq.ft + 30%
rebate on I&A charges is recommended for
buildings with GRIHA 5 Star / IGBC Platinum
rating. Rebate can be provided for buildings
certified under other rating systems such as
USGBC / IFC Edge with EPI (Energy
Performance Index) lower than
57kWh/Sq.m/annum, water demand
reduction from non -renewable resources
such as municipality/tanker/borewells more
than 68% from conventional case and
minimum 50% reduction in waste to landfill
from conventional case.
Thus, depending upon the Level of rating, the rebate in
Premium charge for additional FSI or rebate on
combination of premium FSI and I&A charges together
can vary from ₹43/Sq.ft to ₹ 101/Sq.ft.
Table 32: Recommended Rebate for residential buildings below 5000 Sq.m
Conventional Building
Green Case
GRIHA 1 Star
IGBC Silver GRIHA 3 Star
IGBC Gold GRIHA 5 Star
IGBC Platinum
Cost of Building (₹/Sq.ft)
1,500 1,534 1,548 1,587 1,564 1,600 1,606 1,611
Increment
₹/Sq.ft - 34 48 87 64 100 106 111
₹/Sq.m - 365 516 936 688 1,076 1,140 1,194
Recommendations
1. Rebate on PFSI charges
₹/Sq.ft - - 87 100 111
₹/Sq.m - - 936 1,076 1,194
2. Rebate on PFSI charges + I&A charges
₹/Sq.ft - - 66 + 60% I&A (21) 90 + 30% I&A (10.5) 100 + 60% I&A (21)
₹/Sq.m - - 711 + 60% I&A (225) 963 + 30% I&A (112.5) 1,081 + 60% I&A (225)
Sample Case of Land Value ₹ 25,000/Sq.m
Recommended Rebate% in PFSI and its equivalent rebate amount (₹ / Sq.m)
- - 4% = 1,000 4.5% = 1,125 5% = 1,250
Recommended Rebate in PFSI+ I&A charges and its equivalent rebate amount (₹ / Sq.m)
- - 2% PFSI + 60% I&A = 975 4% PFSI + 30% I&A = 1,112 4% PFSI + 60% I&A = 1,225
54
From the above table it can be summarised that:
• Rebate on PFSI charges, minimum ₹ 87/Sq.ft. or rebate on PFSI charges ₹ 66/Sq.ft + 60% rebate on I&A charges is recommended for buildings with GRIHA 1 Star / IGBC Silver rating. Rebate can be provided for buildings certified under other rating systems such as USGBC / IFC Edge with EPI (Energy Performance Index) lower than 85 kWh/Sq.m/annum, water demand reduction from non-renewable resources such as municipality/tanker/borewells more than 45% from conventional case and minimum 46% reduction in waste to landfill from conventional case.
• Rebate on PFSI charges, minimum ₹ 100/Sq.ft. or rebate on PFSI charges ₹ 90/Sq.ft + 30% rebate on I&A charges is recommended for buildings with GRIHA 3 Star / IGBC Gold rating. Rebate can be provided for buildings certified under other rating systems such as USGBC / IFC Edge with EPI (Energy Performance Index) lower than 65kWh/Sq.m/annum, water demand reduction from non-renewable resources such as municipality /tanker/borewells more than 57% from conventional case and minimum 46% reduction in waste to landfill from conventional case.
• Rebate on PFSI charges, minimum ₹ 111/Sq.ft. or rebate on PFSI charges ₹ 100/Sq.ft + 60% rebate on I&A charges is recommended for buildings with GRIHA 5 Star / IGBC Platinum rating. Rebate can be provided for buildings certified under other rating systems such as USGBC / IFC Edge with EPI (Energy Performance Index) lower than 57kWh/Sq.m/annum, water demand reduction from non -renewable resources such as municipality/ tanker/ borewells more than 75% from conventional case and minimum 50% reduction in waste to landfill from conventional case.
Thus, depending upon the Level of rating, the
rebate in Premium charge for additional FSI or rebate
on combination of premium FSI and I&A charges
together can vary from ₹87/Sq.ft to ₹ 111/Sq.ft.
4.2.3. Summary
The above recommendations are provided in
terms of ₹/unit area, and not as percentage of
Premium Charges since the Premium Charge amount
for additional FSI depends upon the land value which
varies with location. With higher land value a lower
percentage will be applicable, however, with lower
land value the percentage of rebate in Premium Charge
will become higher, hence generic guideline in terms of
₹/unit area rebate in Premium Charge or combination
of premium charge with I&A charges equivalent to
increment cost due to additional measures of green
building design is proposed.
4.3. Incentive Recommendation 3:
Additional FSI for Green
Buildings in Tier 2 & 3 Cities
and Semi-Urban/Rural Areas.
For green certified buildings in tier 2 and 3
cities like Coimbatore and Tirichy where land value is
relatively high but no PFSI charges are collected, it is
recommended to incentivize additional FSI upto 5%.
Similarly, for green certified buildings in semi-urban
and rural areas where land value is usually low (less
than ₹2000/Sq.m), it is recommended to incentivize
additional FSI upto 10%.
The additional FSI of 5% or 10% can be given as
an incentive for certified commercial buildings above
GRIHA 3 Star/IGBC Gold or its equivalent in USGBC/ IFC
Edge etc, with EPI below 85kWh/Sq.m/annum, water
consumption reduction more than 70% from
conventional building case and solid waste going to
landfill to be reduced more than 45% from
conventional building case. In case of certified
residential buildings, the above incentive will be
applicable for GRIHA 3 Star/IGBC Gold or other green
certifications such as USGBC/ IFC etc. with EPI below
65kWh/Sq.m/annum, water consumption reduction
more than 50% from conventional building case and
solid waste going to landfill to be reduced more than
50% from conventional building case.
4.4. Incentive Recommendation 4:
Property Tax Rebate for
Green Building Owner
The above recommendations benefit users of
green properties as well as developers by directly
giving provision to market green buildings. To
accelerate the demand from users, besides the known
benefits like energy savings, payback and occupancy
comfort, rebate on property tax is recommended.
Many municipalities across India and abroad have
already initiated offering rebate on property tax for
green building as an incentive (Table33).
55
Table 33: Summary of literature study examples showing municipalities offering Incentives on property tax
Sl No Location Incentive Value Incentive for Description
State Level
1 Andhra Pradesh 10% Solar Lighting/Rain water and Waste segregation
2 Delhi 10% On obtaining green rating Provided upto 3 year. Penalty upto 30% for not complying after availing incentive.
3 Kerala Not Specified Using Renewable Energy sources
4 Maharashtra Refund by initiating green building
5 Rajasthan 5% to 10% Use of Solar water heater Penalty if not complying
Municipal Level
1 Amaravathi 6% to 10% Use of Solar water heater
2 Durgapur 6% to 10% Use of Solar water heater
3 Nagpur 6% to 10% Use of Solar water heater
4 Pimpri Chinchiwad Rebate (not specified) GRIHA certified
5 Pune 10% Adoption of Solar system, Rainwater Harvesting system or Vermiculture
6 Thane 10% Use of Solar water heater
International Level
1 Cincinnati Rebate (not specified) LEED certified
2 Honolulu LEED certified Exempted for 1 year
3 Australia Concession (Not Specified) Green Certified or NABER certified
Based on the above table the following rebate values
(Table 34) are determined as incentive on property tax
for green buildings in Tamil Nadu which is justified by
the overall savings/consumption reductions achievable
with building’s efficiency and performance, as
summarized in table 35.
Table 34: Recommended rebate value on property tax based on certification level
Certification Type Rebate (%)
GRIHA 1 star/IGBC Silver 5
GRIHA 3 Star/IGBC Gold 10
GRIHA 5 Star/IGBC Platinum 15
Table 35: Benefits for State Government Summary of savings in resource consumption
Certification Type
Commercial Residential
Energy Savings (%)
Water savings (%)
Waste reduction (%)
Cost
Increment (%)
Energy Savings (%)
Water savings (%)
Waste reduction (%)
Cost
Increment (%)
Green Case 10 40 - 46 46 0.7 - 2.5 35 36 - 41 46 0.7 - 2.2
GRIHA 1 star 36 69 - 100 51 2.5 - 6.6 43 47 - 72 51 2.6 - 3.8
GRIHA 3 Star 54 69 - 100 55 6.5 - 11.9 57 57 - 83 55 4.8 - 5.2
GRIHA 5 Star 61 75 - 100 60 9.7 - 14.8 64 68 - 90 60 6.5 - 7.7
IGBC Silver 36 43 - 83 46 3.4 - 8.1 39 76 - 97 51 2.3 - 5.8
IGBC Gold 53 76 - 100 46 5.7 - 11.9 54 77 - 97 55 6.6 - 9.9
IGBC Platinum 56 76 - 100 51 9.1 - 15.1 59 77 - 94 60 6.7 - 7.7
56
4.4.1. Benefits for User/Owners
The above recommendation is analysed to
understand the overall financial benefit for a user that
includes reduced energy, water supply costs and
rebate property tax are summarized in the table below.
Table 36: Benefits for user- Commercial building (5000 Sq.m Sample)
Annual Savings during operation of building
GRIHA 1 Star/IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/IGBC Platinum
Savings on electricity bill (₹/Sq.m/year) 417 624 – 645 639 - 725
Savings on water bill (₹/Sq.m/year) 19 – 30 30 30
Property tax (%) 5% 10% 15%
Table 37: Benefits for user- Residential building (5000 Sq.m Sample)
Savings during operation of building
GRIHA 1 Star/IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/IGBC Platinum
Savings on electricity bill (₹/Sq.m/year) 348 – 350 382 – 423 529 – 563
Savings on water bill (₹/Sq.m/year) 29 – 39 34 – 39 34 – 39
Property tax (%) 5% 10% 15%
Based on the current property tax system sample
calculations have been worked out for a commercial
building and a residential building to represent the
savings after availing rebate on property tax;
Assumptions and Considerations: Location assume considered
as labour colony 1st street, Guindy Area, Chennai.
Table 38: Sample calculation for a commercial building
Owner Case Tenant Case
Total permanent Value : 5000 sq.m = 53820 sqft 5000 sq.m = 53820 sqft
Total Rental Value: ₹. 1,33,205 ₹. 1,77,606
Annual Rental Value (Rental Value x 10.92) (Rental Value x 10.92)
Annual Rental Value : ₹. 14,54,594 ₹. 19,39,458
Half Year Tax To Pay (Annual Rental Value x Respective Percentage) (Annual Rental Value x Respective Percentage)
Half Year Tax: ₹. 1,80,370 ₹. 2,40,495
Tax Payable after Rebate
Green Case (5%) 1,71,352 2,28,470
GRIHA 1 star/IGBC Silver (10%) 1,62,333 2,16,446
GRIHA 3 Star/ IGBC Gold (15%) 1,53,315 2,04,421
GRIHA 5 Star/IGBC Platinum (20%) 1,44,296 1,92,396
Table 39: Sample calculation for a residential building
Owner Case Tenant Case
Total permanent Value : 5000 sq.m = 53820 sqft 5000 sq.m = 53820 sqft
Total Rental Value: ₹. 30,274 ₹. 40,365
Annual Rental Value (Rental Value x 10.92) (Rental Value x 10.92)
Annual Rental Value : ₹. 3,30,590 ₹. 4,40,786
Half Year Tax To Pay (Annual Rental Value x Respective Percentage) (Annual Rental Value x Respective Percentage)
Half Year Tax: ₹. 40,995 ₹. 54,655
Tax Payable after Rebate
Green Case (5%) 38,945 51,922
GRIHA 1 star/IGBC Silver (10%) 36,896 49,190
GRIHA 3 Star/ IGBC Gold (15%) 34,846 46,457
GRIHA 5 Star/IGBC Platinum (20%) 32,796 43,724
57
4.5. Recommendation 5: Rain
Water Tax
From performance analysis chapter it is
observed that harvesting rain water in Tamil Nadu for
portable use can make projects water self-sufficient in
the monsoon months.
Gaining from the International experience, as given
below:
GERMANY: Rain tax exemption
• Rain water tax in Germany is calculated based on the area of impervious surface on site as this impervious surface generates runoff to collect which storm sewer need to be constructed (constructed using tax amount).
• Thus, the government provides for rain-tax
reductions or exemptions for sites with
reduced footprint of on-site impervious
pavement. Various practices followed to
achieve the same are replacement of
impervious pavement with porous pavement,
and/or installing green roofs (turning
impervious roofs into porous, prairie-like
surfaces).
It is proposed that in Tamil Nadu, in order to
successfully implement rain water harvesting for
potable use, rain water tax (@ water charges) should
be applicable if roof top water goes to the city storm
drains. Also it is proposed, that initially this could be
proposed for buildings with built up area more than
1000Sq.m.
4.6. Recommendation 6: Waste
Water Tax
It is recommended that buildings above
5000Sq.m built up area, should pay waste water tax
per KL of waste water discharged in to the city sewer
lines without treating. The charges may be determined
by Tamil Nadu Water Supply and Drainage Board and
Chennai Metro Water Supply and Sewerage Board.
4.7. Benefit analysis to Support
Current Solar Policy
The current policy of mandating solar PV
system for buildings is examined to support the
analysis along with the other green incentives
suggested in the policy. Benefits were estimated for
the projected stock both at micro level (individual
building) as well as the macro level in terms of pay
back and energy cost saved by offsetting grid power.
4.7.1. Benefit to Occupant/User
It was observed that once the suggested green
measures are implemented, the benefits to consumer
are substantial. In residential category, it is possible to
make the building a net zero in case of GRIHA 5 star
category and when minimum 60% of roof space is used
for installing solar photo voltaic. It is also possible to
offset almost 2/3rd
of energy from the grid if the
building is GRIHA 1 star/IGBC Silver certified level
building.
In commercial category, it is possible to offset the
energy by almost 1/3rd
and 1/2nd
for GRIHA 1star/ IGBC
Silver and GRIHA 5 star/IGBC Platinum equivalent
performing building.
Simple payback was calculated for Solar PV (including
installation cost) when the solar power tariff is Rs. 9/-
per unit and it was observed that payback time would
be 11 years in all the cases discussed above. There is no
recurring maintenance cost considered in this
calculation (Table40).
Table 40: Benefit analysis for user with payback period Calculation
Residential Commercial
Built up Area (Sq.m) 165 165 5000 5000
FSI 1.5 1.5 1.5 1.5
Available roof area for SPV in Sq.m (60% of total area) 45 45 780 780
Capacity of SPV installed (kWp) assuming 8 Sq.m area required for every 1kWp
5 5 95 95
Total Cost of SPV (including installation) with no subsidy from Government
6,25,000 6,25,000 1,18,75,000 1,18,75,000
Total Annual Energy generated considering 19% Capacity Utilisation Factor (CUF)(kWh)
8,322 8,322 1,58,118 1,58,118
58
Residential Commercial
Green Certified Cases (GRIHA)
1 Star 5 Star 1 Star 5 Star
EPI (Energy Performance Index) Ref: Chapter 2 80 50 112 68
Total Annual Energy Consumption (kWh) 13,200 8,250 5,60,000 3,40,000
Total RE used in the building (%) 63 101 28 50
Electricity Tariff (₹. / unit) 7 7 7 7
Solar Power Tariff (₹. / unit) 9 9 9 9
Payback period (years) 11 11 11 11
Green Certified Cases (IGBC)
IGBC Silver IGBC Platinum IGBC Silver IGBC Platinum
EPI (Energy Performance Index) Ref: Chapter 2 86 65 112 77
Total Annual Energy Consumption (kWh) 14,190 10,725 5,60,000 3,85,000
Total RE used in the building (%) 59 78 28 41
Electricity Tariff (₹. / unit) 7 7 7 7
Solar Power Tariff (₹. / unit) 9 9 9 9
Payback period (years) 11 11 11 11
4.7.2. Benefits to Government
Assuming 10% growth of building land use/ plot
area in coming 5 years where it would be mandated to
have the roof top PV (min 60% of the roof area), the
benefits to the Govt/ESCOM were estimated in terms
of cost saved by offsetting grid power in 11 years
(payback time for consumer’s investment) and 25 years
(expected system life). Building land use area/ builtup
roof area have been considered from the already
available GIS date for Chennai city and the state of
Tamil Nadu.
Table 41: Benefit analysis for Government
Residential/ Commercial/ Industrial
In CMDA Region In Tamil Nadu State
Total Roof Area (Sq.Km) 241 (Source: ARPN 2015) 977 (Source: WISE, 2012)
Total Capacity of Roof top SPV possible (MW)(Assuming 9% of the total landuse/ plot area) (Source: TERI, 2013)
250 1110
Total Annual Energy Generation (MWh) considering 19% CUF (Source: TNERC, 2014)
416100 1830840
Energy Cost Saved ( in years) by offsetting grid power (₹ 9 per unit @ 8% annual growth)
In 5 years 3806550153 (₹ ~380 Crores) 16748820671 (₹~1674Crores)
In 11 years 5687026562 (₹ ~568 Crores) 25022916871(₹ ~2502 Crores)
In 25 years 14511441581 (₹ ~1451 Crores) 63850342958 (₹ ~6385 Crores)
59
4.7.3. Summary
Based on the analysis it is recommended to:
Integrate roof top Solar PV for all new residential and commercial buildings, analysis above show benefits at all levels, if 60% of roof top area is used for Solar PV.
Continue having a differential tariff for solar power and conventional grid power to encourage users to go for roof top solar PV.
4.8. Recommendation 7: Fast
Track Approval System for
Green Certified Buildings
Fast track approvals or sanction on priority
basis for projects registered for green certification is
proposed as an incentive to encourage more green
buildings. In addition, it is also proposed that
Government should consider developing a
tool/software for on-line submission of projects for
sanctions, with minimum one time meeting
requirement (For Eg: A tool that can register all new
green buildings and keep track of all department’s
approvals in one window. This includes green
certification bodies and hence govt/local authority can
verify the certification system status before releasing
final approvals. Owner/developer can also verify online
on approval status). This will enhance transparency and
improve implementation of green buildings with
improved governance.
4.9. Summary of Incentives for
Various Green Building Levels
It is analysed and recommended that in a green
certified building (GRIHA/IGBC) resource consumption
can be substantially reduced and hence can be
incentivized.
Recommendation 1: Rebate on PFSI charges for green certified buildings located in urban areas where land value is usually high.
Table 42: Recommended Rebate on Premium FSI for Green Certified Buildings
Rebate on Premium FSI Charges (₹/ Sq.ft)
Builtup area (Sq.m)
GRIHA 1 Star/ IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/ IGBC Platinum
Commercial Buildings
above 5000 70 131 195
below 5000 170 228 304
Residential Buildings
above 5000 43 74 101
below 5000 87 100 111
(Or)
Recommendation 2: Rebate on combination of PFSI charges with I&A charges for green certified buildings located in urban areas where land value is usually high.
Table 43: Recommended Rebate on Premium FSI + I&A charges for Green Certified Buildings
Rebate on Premium FSI Charges (₹/ Sq.ft) + I&A Charges (%)
Builtup area (Sq.m)
GRIHA 1 Star/ IGBC Silver
GRIHA 3 Star/ IGBC Gold
GRIHA 5 Star/ IGBC Platinum
Commercial Buildings
above 5000 63 + 10% I&A 110 + 30% I&A 174 + 30% I&A
below 5000 63 + 10% I&A 207 + 30% I&A 283 + 30% I&A
Residential Buildings
above 5000 22 + 60% I&A 64 + 30% I&A 91 + 30% I&A
below 5000 66 + 60% I&A 90 + 30% I&A 100 + 60% I&A
Recommendation 3: Additional FSI of 10% or more for
green certified buildings located in semi-urban and
rural areas where land value is low.
Recommendation 4: Rebate on property tax for green
building owners.
Table 44: Recommended rebate on property tax
Certification Type Rebate (%)
GRIHA 1 star/IGBC Silver 5
GRIHA 3 Star/IGBC Gold 10
GRIHA 5 Star/IGBC Platinum 15
Recommendation 5: Rain water Tax for buildings more
than 1000Sq.m built up area, equivalent to water
charges, if roof top rain water is discharged in storm
drains of the city.
Recommendation 6: Waste water Tax for buildings
more than 5000Sq.m built up area, equivalent to water
charges, discharged untreated to sewer line.
Recommendation 7: Fast track approvals or sanction
on priority basis for projects registered for green
certification.
60
4.10. Penalty Clauses for Projects
Benefited from Incentives,
But Non-compliant to Green
Building Requirements
Financial incentives proposed in the section
above are related to rebates in Premium FSI charges,
rebate in I& A charges, addition FSI for certified
buildings for developers and rebate in property tax for
owners.
In order to achieve compliance of committed resource
consumption reductions, it is recommended to provide
completion certificate to the building for occupancy
only after the building has received Green Building
Certification from Certification Bodies.
It is also recommended that, in order to achieve the
same resource consumption during operation phase of
the building, property tax rebate should be seized if the
building is consuming more than committed. In order
to maintain the electricity consumption within
specified EPI, it is important to sanction the building/
apartment with the connected load approved during
sanction time with the certification.
61
62
CHAPTER 5
IMPLEMENTATION MECHANISM
63
5. Implementation Mechanism
A Three Pronged Strategy is recommended to
take the green building initiative forward in Tamil Nadu
for its successful implementation at all levels.
These are Awareness generation/Training and capacity
building, Policy incentives & Implementation
mechanism.
5.1. Awareness Generation and
Capacity Building
The first and foremost step, which Government
needs to take for successful implementation of green
building policy incentives is to generate awareness for
benefits of green buildings. Awareness needs to be
generated at various levels within the government, key
stakeholders and civil society.
- Awareness programs and capacity building training programs are required within Government departments in order to understand the benefits of green buildings as well as in the implementation of green building policy incentives.
- Awareness amongst key stakeholders is required, such that they can design green buildings in compliance with the regulations and policy incentives.
- Awareness amongst civil society is required, such that they understand the benefits of green buildings and demand for the same.
- Signage/Hoardings and billboards in various locations to improve awareness and inform
public of Government initiatives for promoting green buildings.
- Create a separate website under various Government Departments including CMDA, to make developers/stakeholders aware of green building policies and incentives.
- Annual meets and Professional Awards to buildings with highest rating or most sustainable building.
- Detailed Training programs to improve skills of professionals such that the requirements of green building norms could be met and integrated in building designs.
A plan can be charted out along with the Tamil Nadu Government in order to decide the road map of training programs.
5.2. Implementation Through
Setting Up of Eco Cell Within
Each Municipality
In order to implement green building features
and successful implementation of policy incentives, the
Government should join hands with Green certification
Agencies, who could be made responsible to set up an
Eco cell within each municipality that will check the
compliance of projects with green certifications, and
accordingly will sanction the applicable incentives. This
will enable/facilitate fast track sanction of green
certified projects.
This process could eventually be made on line, such
that it becomes user friendly with least amount of
complications.
5.3. Partnership With Certification
Bodies
Certification bodies which are private
organizations can be made responsible for
implementation and monitoring of green measures
based upon the level of certification applied, by signing
Public Private Partnerships with certification
organizations such as GRIHA & IGBC.
Implementation
Mechanism
Awareness
Generation/
Capacity
Building
Green
Building
Incentives &
Enabling
Legislation
Implementation &
Enforcement
64
5.4. Monitoring Green Certified
Buildings Benefited from
Incentives
It is important to have a monitoring
mechanism through simple softwares in place to
monitor the energy, water and waste consumption of
buildings benefited from incentives. It is also important
that all concerned Departments/ utilities are aware of
consumption levels of incentivised buildings. Success of
the project will only be achieved if resources are
consumed as committed during sanction time with
applied certification. It is also recommended that the
utilities should mention the committed resource
consumption of the building per month in the bill and
the actual consumed. If the actual consumed is more,
there should be rules in place to charge higher rate
form occupants of the building.
5.5. Converting Policy Incentives
into Mandatory Regulations
Policy incentives will give a boost to the green
building movement in Tamil Nadu, however, it is
important to note that incentives from State
Government can only be provided in the initial stages,
say, for example for 5 years, post incentives stage, it is
recommended to convert policy incentives into
mandatory regulations. The following policy incentives
are recommended to be a mandate after 5 years of
providing incentives. These are:
1. All residential/commercial projects to be green certified with certification bodies existing in India, which include GRIHA, IGBC, USGBC and IFC (Edge rating system).
2. All buildings to install renewable energy for outdoor lighting and common area indoor lighting.
3. All buildings above 1000Sq.m to harvest rain water to use for potable purpose.
4. All buildings above 5000 Sq.m to treat organic wet waste on site. All buildings above 5000Sq.m, only non-reusable, non-recyclable waste to be given to municipality.
The above are in addition to existing mandatory regulations, which are:
5. Mandatory waste water treatment for buildings above 2500 Sq.m which are not connected to city sewer lines.
6. Buildings above 1000Sq.m to comply with ECBC (Energy Conservation Building Code).
5.6. Summary of Implementation
Mechanism
1. Awareness generation and capacity building through training programs to all concerned govt. departments and private stakeholders.
2. Set up an Eco-Cell for sanction of certified projects. Future development on-line sanction process.
3. Partner with certification bodies for on ground implementation of green building policies and their incentives.
4. Monitoring mechanism in place through on line simple software designed for implementation of green buildings in Tamil Nadu.
Policy incentives are proposed for 5 years, after which
certified green buildings should be mandated.
65
The Energy and Research Institute (TERI)
Sustainable Building Science: Overview
One of the prime areas of activity within the Energy Environment Technology division is adoption of efficient and
environment-friendly technologies in new and existing buildings. The activities of this area focus primarily on
energy and resource use optimization in existing buildings and design of energy efficient sustainable habitats.
The Centre for Research on Sustainable Building Science (CRSBS) comprising architects, planners, engineers,
environmental specialists , specialised in urban and rural planning, low energy architecture and electro-
mechanical systems, water and waste management and renewable energy systems has been offering
environmental design solutions for habitat and buildings of various complexities and functions for nearly two
decades. The group also undertakes LEED facilitation for buildings.
The Green Rating for Integrated Habitat Assessment (GRIHA) cell, also comprising professionals from the above-
mentioned fields is actively involved in facilitation of green rating for buildings under the GRIHA framework. Inputs
from CRSBS feed into the processes undertaken at GRIHA cell. The different services offered by the Sustainable
Building Science (CRSBS and GRIHA) are as follows:
Environmental design consultancy
Specialised environmental design consultancy and building performance analysis are conducted. A wide range of
computations and simulation tools including DOE2, TRNSYS, ECOTECT, RADIANCE, FLOVENT, AGI32,
LUMEN DESIGNER, BLAST, Phoenics, RETScreen are used to assess the environmental and cost impact of the
design decisions.
LEED and GRIHA facilitation
The team has experience in technically facilitating LEED accreditation [LEED India for New Construction (LEED
India NC) and LEED India for Core and Shell (LEED India CS)] for buildings. The group also assists and
administers GRIHA, an indigenous green building rating system for buildings, developed at TERI. GRIHA has
now been now endorsed by the Ministry of New and Renewable Energy, Government of India, as the national
building rating system for India.
Energy audits and energy management programs
Energy conservation studies for a large number of buildings are conducted. There exists a vast experience in
conducting energy audits and evaluating a whole range of building upgrade options including envelope retrofit
and system retrofit or changes in operational patterns. In addition to establishing operating efficiency of electrical,
HVAC, lighting and thermal systems, recommendations to improve upon the same by suitable retrofit measures
or by refinement of operational practices are also offered. The group also has expertise in development of energy
management programs for service industries like hotels and the corporate sector.
Capacity building
Capacity building for architects, building developers and service engineers on issues such as energy efficiency in
building envelopes and systems has been undertaken. Over 1000 architects, developers and engineers in the
area of green buildings, energy efficiency and sustainability aspects of built environment have been trained
through training programmes, refresher courses, seminars and workshops.
Policy inputs
Several policy initiatives at central and state governments’ level towards mainstreaming high performance
buildings in India have been successfully completed. Senior members of the group are members of the
Committee of experts for development of the Energy Conservation Building Code (ECBC) of India (2007). The
manual for environmental clearance of large construction for the Ministry of Environment and Forests,
Government of India has also been developed at CRSBS.